HomeMy WebLinkAboutPZ Packet 08-13-12
3800 Laverne Avenue North
Lake Elmo, MN 55042
(651) 777-5510
www.lakeelmo.org
NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday, August 13, 2012 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes - None
4. Public Hearing
a. COMPREHENSIVE PLAN AMENDMENT. The Planning Commission is being
asked to approve several updates to the City’s Comprehensive Plan, including
amendments to the Land Use Plan and Housing Plan. This item was tabled at the
last Planning Commission meeting on 7/23/12 and the Public Hearing has
remained open.
b. ZONING CODE UPDATE. The Planning Commission is being asked to review
and approve significant updates to the City’s zoning ordinance, including new
residential and commercial zoning districts that will apply to the I-94 Corridor
and Village Area. The Planning Commission previously review this material at
the meeting on 7/23/12, and Staff has since made several updates to these
sections.
5. Business Items
a. DESIGN GUIDELINES. The Planning Commission will receive an update about
the ongoing research conducted by Staff into the creation of design guidelines and
standards for new residential and commercial development.
6. Updates
a. City Council Updates - None
b. Staff Updates
i. Upcoming Meetings:
1. August 27, 2012: The Planning Commission will review a first
draft of the Comprehensive Plan Amendment pertaining to the
Village Area Land Use Plan.
c. Commission Concerns
7. Adjourn
Planning Commission
Date: 8/13/2012
Item: 4a
Public Hearing
ITEM: Comprehensive Plan Amendment – Land Use and Housing
SUBMITTED BY: Kyle Klatt, Planning Director
REVIEWED BY: Nick Johnson, City Planner
_________________________________________
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to approve an amendment to the City’s
Comprehensive Plan, including updates to the Land Use Plan and Housing Plan. These
proposed additions to the City’s Comprehensive Plan were previously reviewed at the
Planning Commission meeting on 7/23/12. This meeting also provided the public the
opportunity to comment on these draft chapters to the Comprehensive Plan. In response
to the discussion and recommendations at the meeting on 7/2/123, Staff has made some
refinements to the document to reflect the revisions suggested by the Planning
Commission. These changes will be discussed and presented by Staff. Afterwards, the
Planning Commission is asked to continue the public hearing from the 7/23/12 meeting
and then act on the proposed amendments to the Comprehensive Plan.
RECCOMENDATION:
Staff is recommending that the Planning Commission approve the proposed amendments
to the City’s Comprehensive Plan.
ATTACHMENTS:
1. Comprehensive Plan Update: Land Use Plan
2. Comprehensive Plan Update: Housing Plan
ORDER OF BUSINESS:
- Introduction ...................................................................................Planning Staff
- Report by Staff ..............................................................................Planning Staff
- Questions from the Commission ....................... Chair & Commission Members
- Open the Public Hearing ............................................................................. Chair
2
- Close the Public Hearing ............................................................................ Chair
- Discussion by the Commission ......................... Chair & Commission Members
- Action by the Commission................................ Chair & Commission Members
Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
DRAFT LAND USE PLAN
Introduction
The City of Lake Elmo is a unique gem within the metropolitan region given its overall rural character,
significant natural resources and abundance of agricultural lands. The land use plan herein represents a
series of significant steps the City is taking to preserve and protect these treasured characteristics while
simultaneously responding to its fiscal and regional responsibilities. The plan is a culmination of a new
vision for Lake Elmo that was forged over seven years of debate, discussion, deliberation and the hard
work of many dedicated citizens.
Purpose
The land use plan is prepared and presented for the following purposes:
1. The Land Use Plan is intended to be a management tool for City officials, City staff and other
parties involved in land development and growth management in Lake Elmo. Land use planning is
the most directly tangible evidence of a community's comprehensive planning objectives. Lake
Elmo’s land use plan indicates the basic location, density and types of land uses in the City that are
considered to be compatible with the competing goals of maintaining rural character and allowing
for necessary growth. Goals and policy statements are outlined herein to assist officials in making
decisions on various development proposals anticipated as a result of this plan.
2. The Land Use Plan is intended to be a guide for future development which reinforces the City’s
commitment to preserving a rural character. By focusing required and necessary growth into
targeted and logical areas based on historical and transportation system factors, the City can ensure
a vast majority of the community can and will retain its agricultural feel. The plan is responsive to
development patterns in neighboring communities by focusing a majority of the proposed urbanized
development South of 10th Street near or adjacent to similar developments in Oakdale and
Woodbury. Rural boundaries with neighboring communities are also maintained.
3. The Land Use Plan is intended to advise the Metropolitan Council and our municipal neighbors of
Lake Elmo’s planning and growth management programs. The Land Use Plan is a convenient
medium to illustrate and coordinate the various goals and policies of all the elements of the City’s
Comprehensive Plan. Facility plans, transportation plans and other plan components are directly
linked to the land use policies contained herein. The most significant description of Lake Elmo’s
planning intentions is the designations of urban and rural development areas as depicted on Map 3‐
1.
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Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
4. The Land Use Plan is intended to be used as a basis for public facilities planning. A major function
of municipal government is planning for and establishment of public facilities such as sewer, water,
roads, stormwater facilities, and parks. These physical improvements require extensive initial
investment and a long term maintenance commitment that can become a financial burden when
such systems are overbuilt or prematurely installed. The Land Use Plan therefore plays an
important role in determining each neighborhood's ultimate population, the required capacity of
public facilities, and an appropriate capital improvements program. The level of services and
facilities required by this Plan are consistent with the existing or planned capacity of the applicable
regional systems.
5. The Land Use Plan is intended to be used as the basis for developing responsible ordinances for
land use management. Development according to the land use plan, especially in a community like
Lake Elmo, is almost totally accomplished by private development forces, many times on the scale of
individual homeowners. To ensure all parties are working towards the common goals of the
community, it is incumbent upon the city to provide reasonable regulations to properly guide
development. Zoning, licensing and subdivision controls have been and will continue to be
established to implement the intent of this Land Use Plan.
6. The Land Use Plan is intended to clearly delineate how Lake Elmo complies with the
memorandum of understanding between the City and the Metropolitan Council. Ensuring the
City’s legal obligations are ultimately met for residential equivalency units, households,
employment, etc, is another important purpose behind the land use plan. Maps, tables and text
within this chapter fully outline how all objectives are to be met.
Plan Timeframe
The time framework of the Land Use Plan is intended to be consistent with the regional planning period
of 2008 through 2030.
Land Use Plan
Lake Elmo’s land use plan is guided by its core vision of creating and maintaining a rural community
within the Metropolitan region. The plan itself provides guidance for a desired land use pattern, mix of
uses, range of densities, and site/building designs. To ultimately ensure future development adds to the
overall quality and uniqueness of the community and builds upon the existing foundation that defines
Lake Elmo, the plan is centered on the following core set of principles:
1. The preservation of rural lands;
2. Promotion of open space and green corridors;
3. A rebirth of the historic village center;
4. Enhancement of the community’s rural sense of place (through design standards); and
5. Establishment of a sustainable planned growth pattern which strikes a balance between
providing municipal services and local/regional fiscal responsibility.
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Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
Whenever possible, the guiding principles should be kept in mind to guide individual development at all
scales: community, neighborhood, street, block front and individual parcel.
Existing Land Use
An examination of Lake Elmo in 2012 clearly shows a community with a rich history of agricultural use,
open space development, and preservation of significant park lands. Lake Elmo Regional Park and
Sunfish Lake Park, covering 2,165 and 284 acres respectfully, are at the heart of the community and
provide significant natural and recreational opportunities not generally available in the metropolitan
area. Single‐family homes on lots measured in acreages rather than square feet dominate the
residential housing stock throughout the community, and the City’s 30+ open space cluster/rural
neighborhoods established Lake Elmo as a local, regional and national leader in this type of
development. Non‐residential uses are largely restricted to a few scattered focal points along Highway
5, Highway 36, and Interstate 94.
A total of approximately 3400 parcels covering 15,584 acres (24.35 square miles) are currently found
within the municipal boundary. The distribution of existing land uses in this area is shown on Map 3‐2
and is summarized in Table 3‐A:
Table 3-A
Existing Land Use
Land Use
Existing Permitted Residential Density
(units/acre) Existing Land Use
(acres) Min Max
Residential
Rural Area Development 0.1 0.45 7094
Residential Estates 0.1 0.3 771
Rural Single Family 0.66 1.5 1666
Urban Medium Density 3.5 7.2 176
Commercial
Business Park na na 121
Commercial na na 100
Limited Business na na 111
Public/Semi
Public
Public/Park na na 3299
Road ROWs na na 891
Undeveloped Open Water na na 1355
TOTAL: 15,584
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Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
Existing Land Use Category Definitions
The existing land use types within the City are defined as follows:
• Rural Area Development – This category represents the large areas of rural residential development
and agricultural uses within the City. Common uses found in these areas include working farms,
alternative agricultural uses as defined by City Code, and rural single family detached residences.
Development in these areas requires 10+ acres, or a conditional use permit to authorize a cluster
development meeting the City’s Preserved Open Space regulations.
• Residential Estates – This category defines areas developed specifically for large lot single family
detached housing typically on 2+ acres of land.
• Rural Single Family – This category defines a large portion of the City that was platted for
conventional subdivision prior to 2005, but is largely serviced by private on‐site well and septic
systems.
• Urban Medium Density – This category current defines areas within Lake Elmo dedicated to
manufactured home parks. The Cimarron development is currently the only such area within Lake
Elmo.
• Business Park – This category provides for a wide variety of professional businesses including
medical and research facilities, offices and corporate headquarters. Uses specifically excluded from
existing business park areas include warehousing, manufacturing, distribution, assembly and truck
terminals. Retail sales of goods and services are allowable uses by conditional use permit provided
such uses are goods and services to the employees of the permitted business use.
• Commercial – This category is includes areas that have been used for retail business land uses, and
primarily covers lands within or near the Village Area. Small pockets of commercial land can also be
found where retail goods and services are integrated within and are demonstrably designed to
provide retail goods and services to employees of Business Park lands or sewered residential
properties.
• Limited Business – This category defines areas within the City that are allowed to host commercial
land uses at a more restricted level than would typically be allowed within a commercially guided
area.
• Public/Park – This category defines lands that include publicly owned facilities, places of worship,
public parks, and privately owned recreational facilities. The scale and types of uses allowable on
public/park lands are controlled by the city’s conditional use permit process.
• Road ROWs – This category encompasses all areas dedicated specifically for use as road right‐of‐
way. It should be noted that not all roads in Lake Elmo are on platted right‐of‐way, but are rather
accommodated by easements over other land use categories. Accordingly, there is more land
dedicated to use by roads than is depicted on the existing land use table.
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Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
• Open Water – This category includes all land area in Lake Elmo covered by open water lakes and
ponds as identified in the DNR Public Waters Inventory.
Existing Land Use Dichotomy
Unlike most communities within the Minneapolis‐St. Paul metropolitan area, Lake Elmo is and will
continue to be a city which supports two very different land use types. The City’s predominant land use
has always focused on agricultural uses and settings. Large working farms, significant public parks, open
space developments and large‐lot single family neighborhoods have historically combined to form the
agricultural setting Lake Elmo is known for throughout the region. In contrast, the higher density old‐
town area referred to as the Old Village provides the community an urban focal point that supports its
rural uses.
The split between urban and rural has always been significantly slanted towards rural uses throughout
Lake Elmo’s history. The Old Village first took form in the late 1800’s following the construction of
Highway 5, a post office, and ultimately the establishment of the St. Paul, Stillwater & Taylor’s Falls
Railroad (later the Omaha RR). To support the “resort” area around Bass Lake (renamed “Lake Elmo” in
1879), the Old Village was home to a store, a saloon, a “flat” grain house where farmers could unload
wagons directly onto trains, a blacksmith, and a wagon repair shop. By the 1920s, the Old Village was
viewed regionally as a substantial shipping point and dairy center which included a creamery, grain
elevator, two grocery stores, hardware and implement stores, a private hospital, a bank, a garage, and
even a roller skating rink. Changes to the regional streetcar transportation system in the early 1900’s,
however, resulted in traffic being diverted away from the Old Village and its growth (but not its
importance to the Community) has been curtailed since that time ensuring that rural uses continued to
be the predominant focus of the community.
Today the Old Village stands as a unique example of a classic urban setting within rural America. While
the future land use plan anticipates resurgence within this area following nearly a century of limited
growth, the City has no intent of losing the characteristics which make the existing Old Village special.
Future growth plans will require adherence to specific design standards reminiscent of the Old Village’s
last period of growth, and a defined development boundary will ensure expansion of the Old Village is
contained to avoid the typical “sprawl” development pattern seen in many suburbs throughout the
region.
Planned Land Use
Per the memorandum of understanding with the Metropolitan Council initially adopted by the City in
2005 and subsequently amended, urbanized growth must be part of Lake Elmo’s future. To that end,
the next chapter in the evolution of Lake Elmo will include resurgence within and around the Old Village,
and the establishment of a new urbanized zone between Interstate Highway 94 and 10th Street. The
remainder of the community north of 10th Street and surrounding the Old Village will continue Lake
Elmo’s long tradition of providing rural living opportunities within the Metropolitan area.
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Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
This section of the Land Use chapter establishes the City’s official land use categories and the official
Future Land Use Map. The map assigns planned land use types to all parcels within the community to
guide current and future planning and development through the year 2030, and is the official land use
designation map for the City. The assigned land use designations are intended to shape the character,
type and density of future development according to sound planning principles. Any new development,
redevelopment, change in land use or change in zoning is required to be consistent with the official land
use guidance for each parcel.
The official land use plan categories are as follows:
RURAL AREA DEVELOPMENT – This category represents the large areas of rural residential development
within the City. Common uses found in these areas include working farms, alternative agricultural uses
as defined by City Code, and rural single family detached residences. Development in these areas
requires 10+ acres, or a conditional use permit to authorize a cluster development meeting the City’s
Open Space Preservation regulations. Densities are allowed up to 0.45 dwelling units per buildable acre
when planned as part of an Open Space Preservation development. No new areas of rural area
development are being established by the official land use plan. [Corresponding Zoning District(s): A,
RR, OP]
RURAL AREA DEVELOPMENT – ALTERNATE DENSITY – This land use category represents a subset of
land guided for Rural Area Development and provides for an increase in the densities allowed through
an Open Space Preservation development of up to 2.0 dwelling units per buildable acre. Further
increases in the base density may be allowed through a Planned Unit Development through incentives
for density bonuses that are permitted as part of a PUD and that maintain the open space character of a
development. In addition to single‐family residences and townhouses, multi‐family housing for seniors
is permitted in this district. [Corresponding Zoning District(s): A, RR, OP‐2]
RESIDENTIAL ESTATE – This category defines areas developed specifically for large lot single family
detached housing typically on 2+ acres of land. No new areas of residential estate are being established
by the official land use plan. [Corresponding Zoning District(s): RE]
RURAL SINGLE FAMILY – This category defines a large portion of the City that was historically platted for
conventional subdivision prior to 2005, but has been and will continue to be serviced by private on‐site
well and septic systems. Limited locations within this classification are allowed to have two‐family
dwellings based on zoning. [Corresponding Zoning District(s): R‐1, R‐2]
URBAN LOW DENSITY – The Urban Low Density land use category is intended primarily for single‐family
detached housing serviced by public sewer and water. This category allows net residential densities
from two and one‐half (2.5) to four (4) units per acre. Significant new areas of urban low density are
guided both within the Old Village and along I‐94. [Corresponding Zoning District: LDR]
URBAN MEDIUM DENSITY – The Urban Medium Density land use category allows net residential
densities from four and one‐half (4.5) to seven (7) units per acre; with greater densities only allowed if
deemed appropriate and approved through the PUD process and that meet incentives for density bonus
III – 8
Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
as allowed under the PUD ordinance . This category allows for a variety of housing types including
single‐family detached, duplexes, townhomes, and small two‐ and three‐story apartment buildings
and/or senior living centers. Significant new areas of urban medium density are guided both within the
Old Village and along I‐94. [Corresponding Zoning District(s): R‐3, MDR]
URBAN HIGH DENSITY – The Urban High Density land use category is intended for higher density,
compact urban residential development. This category allows for a net residential density range of
seven and one‐half (7.5) to fifteen (15) units per acre; however zoning may allow a greater net density if
approved through the PUD process. The appropriate building height will vary by development and
depend upon the characteristics of the development and its surroundings. In addition to residential
development, a small proportion of supportive retail and service is also appropriate in this land use
category. Retail, service and office beyond those supporting the residential development would only be
permitted as part of a mixed‐use planned unit development. Significant new areas of urban high density
are guided both within the Old Village and along I‐94. [Corresponding Zoning District(s): HDR]
LIMITED BUSINESS – This category defines areas within the City that are allowed to host commercial
land uses at a more restricted level than would typically be allowed within a commercially guided area
and in areas that are not planned for public sanitary sewer services. No new areas of limited business
are being established by the official land use plan. [Corresponding Zoning District(s): LB, LC]
COMMERCIAL – This category is intended to accommodate a wide range and scale of commercial uses
(such as retail, service, entertainment, and office) throughout the City’s planned urban centers.
Commercial uses can range from small neighborhood convenience nodes, to community retail areas
along major roadways, to large shopping centers, to auto‐related commercial uses along freeways.
Residential uses are also appropriate as part of a mixed‐use commercial development where allowed,
with unit densities being determined by either the identified range within the comprehensive plan or to
a level deemed appropriate by a planned unit development process. Significant new areas of
commercial land use are guided both within the Old Village and along I‐94. [Corresponding Zoning
District(s): C, CC, GB]
BUSINESS PARK – The Business Park land use category is intended to encourage the creation of
significant employment centers that accommodate a diverse mix of office and light industrial uses and
jobs. Specific desired attributes of this land use include a diversity of jobs, high development densities
and jobs per acre, high quality site and building architectural design, and increased tax revenues for the
community. Office, office showroom/warehousing, research and development services, light and high‐
tech electronic manufacturing and assembly, and medical laboratories are typical uses appropriate for
this land use category. Some retail and service uses may be allowed as supporting uses for the primary
office and light industrial uses of the employment center. In addition to the Eagle Point Business Park,
much of the land between Manning Ave and Keats Ave adjacent to I‐94 is guided for this land use
classification. [Corresponding Zoning District(s): BP]
PUBLIC/PARK – This category defines lands that include publicly owned facilities, places of worship,
public parks, and privately owned recreational facilities. The scale and types of uses allowable on
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Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
public/park lands are controlled by the city’s conditional use permit process. No new areas of
public/park space are currently designated by the new land use plan, but it is recognized that such areas
will be created during the development process, and the land use map will need to be updated
accordingly. [Corresponding Zoning District(s): P, OSP]
ROAD R.O.W.s – This category encompasses all areas dedicated specifically for use as road right‐of‐way.
It should be noted that not all roads in Lake Elmo are on platted right‐of‐way, but are rather
accommodated by easements over other land use categories. Accordingly, there is more land dedicated
to use by roads than is depicted on the existing/planned land use table. New development will be
required to dedicate right‐of‐way to accommodate the proposed road network.
OPEN WATER – This category includes all land area in Lake Elmo covered by open water lakes and ponds
as identified in the DNR Public Waters Inventory. No new areas of open water are by the official land
use plan.
The distribution of planned land uses on the official Future Land Use Map is shown on Map 3‐3 and is
summarized in Table 3‐B:
Mixed Uses
Within the Old Village and in areas south of 10th Street, specific areas are targeted for potential mixed‐
use tion means different things in both districts. development; however, this designa
Mixed Uses within the Old Village
The mixed use designation on property within the Old Village indicates development must adhere to
the specific zoning requirements established for mixed use development within the City Code. This
type of development will typically see residential, commercial, office, and/or similar uses combined
same building. in complimentary ways within the
Mixed Uses south of 10th Street
The mixed use designation on property south of 10th Street is intended to spur development by
providing maximum flexibility on future land uses, thereby allowing a development proposal to
cater to existing market conditions. In these areas, the City’s planning process has identified two
distinct land uses that would each be appropriate for the site. Development may allow for either of
the identified uses as follows:
• Land guided Urban Medium Density/Mixed Use may also be zoned in accordance with the
Commercial land use category.
• Land guided Medium Density/Mixed Use may also be zoned in accordance with the Business
Park land use category.
• Land guided Commercial/Mixed Use may also be zoned in accordance with the Business
Park land use category.
Alternatively, a combination of the uses allowed in each land use category may be allowed if
approved through a planned unit development process.
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Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
Table 3-B
Existing and Planned Land Use Table
Land Use
Residential
Density
(units/acre)
Existing Land
Use (acres)
Planned
Land
Use
(acres)
Planned Land Use Changes
(anticipated acreages in
5 year increments)4
Change
(acres) Min Max City wide
(Village)1
2012 to
2015
2015 to
2020
2020 to
2025
2025 to
2030
RESIDENTIAL
Rural Area
Development n/a 0.1 7094.24 (854.37) 5708.79 6747.88 6401.52 6055.15 5708.79 - 1385.45
Residential
Estates 0.1 0.4 771.26 (0.0) 771.26 771.26 771.26 771.26 771.26 0.0
Rural Single
Family 0.66 2.0 1665.92 (151.36) 1799.5 1699.32 1732.71 1766.11 1799.5 + 133.58
Urban Low
Density 2.5 4 0.0 (0.0) 517.34 129.33 258.66 388.00 517.34 + 517.34
Urban Medium
Density 4.5 7 176.08 (0.0) 394.45 230.67 285.27 339.86 394.45 + 218.37
Urban High
Density 7.5 15 0.0 (0.0) 173.92 43.48 86.96 130.44 173.92 + 173.92
COMMERCIAL2
Business Park 7.5 15 120.65 (0.0) 309.48 167.86 215.07 262.27 309.48 + 188.83
Commercial 4.5 7 99.85 (94.45) 295.68 148.81 197.77 246.72 295.68 + 195.83
Limited
Business – – 111.41 (22.9) 68.99 100.81 90.20 79.60 68.99 - 42.42
PUBLIC/SEMI PUBLIC3
Public/Park – – 3298.92 (59.17) 3298.92 3298.92 3298.92 3298.92 3298.92 0.0
Road ROWs – – 890.93 890.93 890.93 890.93 890.93 890.93 0.0
UNDEVELOPED
Open Water – – 1355.29 1355.29 1355.29 1355.29 1355.29 1355.29 0.0
TOTALS: – – 15,584.55 15,584.55 15,584.55 15,584.55 15,584.55 15,584.55 0.0
1 Land Use numbers in the Old Village area are called out separately as planning for land use in this area is still on-going. The Village
acreages are INCLUDED in the “city wide” total shown in bold, and are provided to give perspective on the areas still being discussed.
This table will be updated again in the future to reflect the final existing and proposed land use numbers once all Village planning has
been completed. Planned Land Use numbers as shown currently assume no change within the Village area.
2 Residential uses within the “Business Park” and “Commercial” land use designations can only occur in areas specifically designated
for mixed use on the planned land use map
3 It is recognized that both park and road ROW areas will expand as new development occurs, but such acreage is accounted for in the
respective development land use types as such land areas must contribute towards required development densities.
4 The staging plan for future development is fluid and will allow development to occur as market conditions dictate. Because of this,
specific timing for development of any specific land use category is not possible. For the purposes of this table, the anticipated acreage
changes are incrementally broken down into four periods of time showing a consistent rate of change between now and 2030.
III – 11
This map was created using MFRA’sGeographic Information Systems (GIS), it isa compilation of information and data from various sources. This map is not a surveyedor legally recorded map and is intended to beused as a reference. MFRA is not responsiblefor any inaccuracies contained herein.
Sources: MetroGIS7-31-12
5
Planned Land Use
Lake Elmo Comprehensive Plan 2030
Map 3-3
Planned Land Uses
Business Park
Urban Low Density
Urban Medium Density
Urban High Density
Commercial
Limited Business
Public/Park
Residential Estate
Rural Single Family
Rural Area Development
Rural Area Development Alt
(white hatching denotes possible mixed use areas)
Old Village (TBD)
Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
Design Standards
Following completion of the Comprehensive Plan, the City will adopt design standards to ensure the
look and feel of future development is compatible with the community vision of a small town within a
rural setting. Standards for building materials, building articulation, design variety and other
requirements should be upheld to ensure the quality of the built environment is distinctly Lake Elmo.
Preservation of Rural Character
One of the main benefits of the official land use plan is that the long range planning objective to retain a
permanent rural identity is achieved. Under the memorandum of understanding with the Metropolitan
Council, a vast majority of the City will be allowed to maintain its rural character and existing land uses.
Furthermore, concentrating urbanization adjacent to I‐94 and within the Old Village will result in clear
boundaries between the urban and rural portions of the community. Beyond that, the City’s desire to
protect its sensitive park lands is also achieved. Both Lake Elmo Regional Park and Sunfish Lake Park will
continue to be surrounded by agricultural lands and will not be impacted by encroaching urbanization.
Future Land Use Boundaries
The curved lines separating future land uses on Map 3‐3 midway between I‐94 and 10th Street indicate
one possible alignment of a future east/west collector roadway envisioned to serve the new
development in this area of the City. Future development proposals and their associated engineering
studies will ultimately determine the exact alignment of this collector roadway. The final boundary
between the proposed different land uses shall ultimately be set by the final location of the east/west
collector roadway, whether or not this roadway deviates from the approximate location shown.
Buffering/Land Use Transitions
The City’s Land Use Plan calls for a diverse range of development types, from very low density
agricultural and rural residential uses to high density urban residential and commercial development. In
order to provide for a transition between the existing and planned rural development and future urban
development, the Land Use Plan creates a lower density urban residential district. This low density
urban district is planned for areas near existing rural development areas, and will provide for an area of
transition between higher density residential development and future commercial land uses.
The City will adopt buffer yard provisions in its Zoning Ordinance to help reduce any impacts that may
result when land uses of different intensities abut each other. The purpose of the buffer yards is to
provide for a transition between uses, with more intensive buffering required when there is a greater
difference between the intensity of uses. The specific buffering required will be documented at the time
development and subdivision plans are submitted to the City for review.
Open Space Preservation
The City will encourage the preservation of open space within new developments through the
dedication of public parkland and the clustering of lots within urban residential districts. The specific
zoning development standards for the City’s urban residential districts will allow the platting of smaller
lots that will allow open space to be set aside in each development while still achieving the overall
minimum density guidance for each land use area.
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Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
Staging Plan/Memorandum of Understanding
The City of Lake Elmo entered into a Memorandum of Understanding (MOU) with the Metropolitan
Council prior to the preparation of its 2005 Land Use Plan and this MOU remains in effect to ensure the
City’s conformance to metropolitan system statements as required by state law. This MOU has since
been revised; however, to take into account a severe downturn in the housing market and to grant the
City of Lake Elmo additional flexibility in meeting the population, household, and employment targets
from the original MOU. Table 3‐C summarizes the updated development staging plan that will be used
to measure conformance to the MOU. This table is broken down into five year increments starting in
2010 and continuing forward to the end of the planning period in 2030.
The targets from the original MOU have been moved back five years to reflect the economic downturn
and the extension of time to meet the mandated REC unit counts consistent with the requirements of
the revised MOU. The population and household targets at the end of the 2030 planning period have
not been adjusted and reflect the numbers approved in the MOU.
Table 3-C
Housing, Population and Employment Projections 2010-2030
Year 2010 2015 2020 2025 2030
Total Households 2779 3519 5114 6524 8727
Sewered Households
New 0 515 1650 2700 4200
Existing 0 0 100 700 700
Total Sewered Households 0 515 1750 3400 4900
Non‐Residential REC Units
New 0 0 520 970 1400
Exiting 100 100 250 300 300
Total Non‐Residential REC Units 100 100 770 1270 1700
Total REC Units 100 615 2520 4670 6600
Total Population 8069 9677 14064 17941 24000
The density ranges specified in the Land Use Plan have been established so that development at the
minimum levels will achieve the residential and non‐residential REC unit counts listed in Table 3‐C. A
variation in development densities is expected at the level of specific development projects, but overall
densities within a land use planning area must achieve the minimum levels specified in the
Comprehensive Plan. The City will also be adopting zoning district standards within the urban
III – 14
Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
residential development areas that will allow the clustering of housing on smaller lots in exchange for
the preservation of open space within new developments.
Staging Plan
While Table 3‐C provides a projected schedule for the construction of new residential and non‐
residential developments, the City has also adopted a general staging plan within the City’s urban
growth areas to help ensure that the City is able to deliver the required municipal services and public
infrastructure that will be needed to support new development. The infrastructure needed to serve
these developing areas is substantial and the staging plan will provide a mechanism for the City to
manage this growth and to be able to adequately prepare for the City’s future infrastructure needs. The
objectives of the staging plan are to:
• Identify a logical pattern for future growth based on the amount of land planned for new
development and the availability of infrastructure to serve this development
• Give the City additional control over the timing and location of new development to coincide
with the City’s ability to provide the required services.
Provide additional opportunities and an official mechanism for the City to be able to plan, budget, and
set goals for future development.
The Staging Plan is document as part of Map 3‐4, and identifies three separate stages for future
development without a specific time period attached to these phases. Instead, growth is expected to
occur at the rate documented in Table 3‐C, with each of the stages being developed in the order
depicted on the map and further described as follows:
• Stage I: New sewered development located west of Keats Avenue that will connect to the MCES
WONE interceptor.
• Stage II: New sewered development located west of Manning Avenue and south of the Forest
residential subdivision that will connect to the MCES Cottage Grove Ravine regional interceptor.
• Stage III: All remaining new sewered development south of 10th Street that will connect to the
MCES Cottage Grove Ravine regional interceptor.
The City will monitor growth by assessing market conditions, land capacity, and the availability of public
infrastructure in order to determine when development may occur in stages subsequent to the first
stage. The acceleration of a development in any of the latter stages may be permitted by the City
provided it is demonstrated that adequate public infrastructure exists to support this development.
The availability of infrastructure and any necessary utility extensions and transportation improvements
needed to support new development will be considered in deciding whether or not to open up the next
staging area to development. In order to accelerate the development of latter stages, there must be a
commitment that the development will pay its proportionate share of the infrastructure costs to extend
services to any new development.
III – 15
City of Lake Elmo7-19-2012Data Scource:Washington County, MN
I-94 Corridor Development Staging Plan - Lake Elmo, MN
K
§¨¦94
456717456717
456710
456713
§¨¦94
1
456719 3
2
456715
Stage 1
Stage 3
Stage 2 0 0.5 10.25
Miles
Map 3-4
Lake Elmo Comprehensive Plan ‐ Draft Chapter III – Land Use Plan
III – 17
To help ensure that public facilities needed to support new development meet or exceed an acceptable
level of service, the City will consider adoption of an adequate facilities ordinance. The primary goals of
this ordinance are to: 1) avoid sprawling or leapfrog development that would result in an inefficient use
of the City’s infrastructure and services, and 2) give priority to development opportunities that do not
require the construction of significant extensions of public infrastructure. When developers build on
parcels that are not contiguous to areas served by existing infrastructure, there is an expectation that
the developer will pay for the added costs to serve non‐contiguous development. Non‐contiguous
development will not be allowed if it would negatively impact the City’s financial stability and capacity.
Implementation
The following tasks will be completed by the City to facilitate the implementation of the land use plan.
Zoning Code Update
Planned development within the Old Village and south of 10th Street will introduce development styles
and patterns new to the community that cannot be achieved by existing zoning classifications. The
zoning code will need to be updated to include new residential, commercial and Business Park districts
as needed to ensure the City’s vision can be successfully carried out.
• Creation of Design Standards
As a supplement to the new zoning districts, the City will pursue the creation and adoption of
specific design standards for areas of new development. Design standards go beyond standard
zoning requirements such as area and width to specify required building materials, building
articulation, architectural standards, etc. Adoption of design standards sets an overall policy for
what development should look like to guide the quality of the built environment towards the
community’s established vision.
• Form Based Code
Within the Old Village area, the City will consider implementation of a form based code in lieu of
standard Euclidian zoning districts. Under a form based code, requirements focus primarily on the
built environment and its relation to the public realm rather than on the separation of uses. Form
based codes are regulatory, not advisory like typical design standards. Specific standards for public
spaces and building forms are adopted directly into code and mandate that future construction
achieve the established community vision.
Internal Process Evaluation
A review of procedures for all application types will be undertaken by the City to ensure internal
processes are optimized for quick turn‐around and minimal delays whenever possible.
Cooperation with Other Government Agencies
The City will reach out to neighboring communities and reviewing agencies to proactively address issues
that may impact future development.
Lake Elmo Comprehensive Plan ‐ DRAFT Chapter IV ‐ Housing
IV‐1
DRAFT HOUSING PLAN
Introduction
In order to build off of Lake Elmo’s treasured asset of open space, it is critical to incorporate strategies
for providing housing that maintain and protect the city’s natural resources. These natural resources
greatly contribute to the character and vibrancy of Lake Elmo and must be accordingly preserved. For
this reason, Lake Elmo’s future housing needs will be provided for in the I‐94 Corridor and Old Village
planning districts. This plan will maintain existing open space in the rural planning district of Lake Elmo,
as well as incorporate open space into the new housing development in the Old Village and I‐94
Corridor.
In addition, the Housing Plan is intended to provide a greater variety of housing choice within the city, as
well as fulfill Lake Elmo’s obligations related to regional growth. Also, it is important to note that
housing represents the foundation or fabric of a healthy community. In order to ensure Lake Elmo’s
continuing character and vibrancy, it is important to provide a range of housing that offers future
residents access to the same amenities and levels of service which current residents have come to
expect and appreciate.
Purpose
The Housing Plan is prepared and presented for the following purposes:
1. The Metropolitan Land Planning Act requires all communities to include a housing element in
their Comprehensive Plan. State law requires that this housing element include a housing
implementation program, describing the official controls and mechanisms used to implement the
future land use plan, making land available for the development of low and moderate income
housing.
2. The housing plan provides the opportunity to identify Lake Elmo’s current housing needs, as well
as outline the City’s goals and strategies as they relate to future housing. The current housing
stock in Lake Elmo consists of mostly single‐family detached housing. In the future, the City would
like to encourage the development of life‐cycle, workforce, and rental housing. With a greater mix
of available housing types, the City hopes to give more people who work in Lake Elmo the
opportunity to live within the community. In addition, greater variety and affordability should
provide younger homebuyers or renters the opportunity to find housing in Lake Elmo.
Lake Elmo Comprehensive Plan ‐ DRAFT Chapter IV ‐ Housing
IV‐2
Existing Conditions
The following section is intended to report population and housing demographics based upon 2010
Census and American Community Survey data. It is important to understand the existing demographic
and housing trends in order to identify Lake Elmo’s future housing needs.
Population
The city of Lake Elmo, Minnesota has been experiencing slow and steady population growth since the
1960’s. Throughout this period, the greatest population growth occurred during the decade of the
1970’s. During this decade, the city added 622 households, experiencing a population growth of 31.3%.
Table 4A reveals the overall trends of population growth throughout the last 50 years.
As of the 2010 Census, there are 2,779 households in the city of Lake Elmo with a population of 8,069
residents. These figures represent an average household size of 2.80 persons per household. Figure 4A
shows the breakdown of this population by age and sex. It is clear from this population breakdown that
the two largest segments of the Lake Elmo population are between 5‐19 years old and 40‐54 years old.
This data indicates that there are many families with children in Lake Elmo. In addition, the population
breakdown indicates that there is a gap in the Lake Elmo population between the ages of 20‐39. Finally,
the 2010 Census data also reveals that the Lake Elmo population is aging. Table 4B confirms this trend.
YearPopulationHouseholdsTotal Pop ChangeChangeTotal HH ChangePerson Per HH
1960*5501623.40
1970**4,0321,0653.79
19805,2961,6871,26431.3%6223.14
19905,9031,97360711.5%2862.99
20006,8632,34796016.3%3742.92
20108,0692,7791,20617.6%4322.90
*Population reflects original village.
**Population reflects incorporation of surrounding township.
Table 4A
Lake Elmo, MN Population Growth
YearPopulationMedian AgeResidents Over 65Percent Over 65
19704,032232145.3%
19805,29627.62705.1%
19905,90332.73475.9%
20006,86337.34817.0%
20108,06942.488611.0%
Lake Elmo, MN Population Over Age 65
Table 4B
Lake Elmo Comprehensive Plan ‐ DRAFT Chapter IV ‐ Housing
IV‐3
Figure 4A
The data in Table 4B reveals that 11% of the Lake Elmo population is over the age of 65. This is a
significant trend indicating a likely need to provide additional senior housing in the future. In addition,
the gap in the Lake Elmo population of 20‐39 year olds, found in Figure 4A, may point to important
trends related to housing affordability in Lake Elmo. These are important questions to consider when
crafting a strategy to meet Lake Elmo’s future housing needs and goals.
Housing
According to the Census, there were 2,779 occupied housing units in 2010. Of these 2,779 occupied
housing units, 95.3% (2,648) of these units were owner‐occupied. The remaining 4.7% (131) of the
housing units are renter‐occupied. Given these figures, it is clear that the majority of Lake Elmo
residents live in owner‐occupied housing units. Comparing these figures to neighboring communities,
the 2010 Census reveals that the home‐ownership rate in Washington County is 83%. It is quite clear
Lake Elmo does not contain a significant amount of rental housing.
Regarding median home values, the housing stock in Lake Elmo remains significantly more valuable than
the median values of Washington County, MN. According to American Community Survey (ACS) data,
Lake Elmo Comprehensive Plan ‐ DRAFT Chapter IV ‐ Housing
IV‐4
the median home value in Lake Elmo from 2006‐2010 was $396,500, whereas the median home value in
Washington County during this same period was $264,800. This significant gap in the median home
values indicates that housing affordability will be an important issue in meeting Lake Elmo’s future
housing needs.
Regarding the existing stock of housing that remains affordable, Lake Elmo does have some housing that
meets the Metropolitan Council’s standards of affordability. According to the 2011 Met Council
standards, a family making 60% of the area median income ($50,340) can afford the purchase of a home
valued at $171,500 or less. Additionally, the 2011 Met Council affordability standards deem a two‐
bedroom rental unit at $1,134/month or less as affordable. Conducting an analysis of the existing
housing stock in Lake Elmo reveals that there are 567 such properties that are affordable by the Met
Council standards, which equates to 20.4% of the occupied housing units in the city. These properties
can be found in Map 4‐1. Four hundred‐thirty (or just over 76% of the City’s affordable units) are found
in the Cimarron Manufactured Home Park where there is a mix of affordable ownership and rental
opportunities. The remaining 137 affordable owner‐occupied housing units are mostly located in the
Western portion of Lake Elmo near County Road 6, as well as within the Old Village.
Lake Elmo Comprehensive Plan ‐ DRAFT Chapter IV ‐ Housing
IV‐5
Map 4‐1
Lake Elmo Comprehensive Plan ‐ DRAFT Chapter IV ‐ Housing
IV‐6
Future Housing Needs
In order for Lake Elmo to achieve balanced growth and maintain its strong sense of community, it is
essential to plan and develop the future housing stock in a manner that is mindful of the city’s
population trends and future needs. For this reason, it is important for Lake Elmo to clearly define its
goals as they pertain to housing.
Goals
In planning for the land use and future growth of Lake Elmo, the City aims to achieve the following goals
related to housing:
1. Continue to support and develop family‐friendly neighborhoods, emphasizing safety and access to
open or recreation space. Throughout its history, Lake Elmo has been lauded as a great place to
raise a family. For this reason, many of Lake Elmo’s future residents will be families with children.
In planning future housing for these residents, it is the responsibility of the City to be cognizant of
how site, building, and street design relate to safety and access to public recreation space.
Promoting these principles will ensure that the future population of Lake Elmo is safe and healthy.
2. When planning for the future residential neighborhoods in Lake Elmo, it is critical to incorporate
walkability into the design of housing and streets to ensure a positive pedestrian environment in
both the I‐94 Corridor and Old Village. In order to maintain a healthy and vibrant environment in
Lake Elmo, safe and aesthetically pleasing pedestrian spaces within residential neighborhoods are
essential. Additionally, for the Old Village land use plan to effectively support and promote walking
in Lake Elmo’s downtown, steps must be taken to ensure that walkability is considered when
planning future housing. Creating a more walkable downtown area with more street amenities
encourages nearby residents to travel by means other than the automobile, which in turn promotes
pedestrian traffic and physical exercise. In addition, increased pedestrian accessibility to downtown
should drive greater support and patronage of local businesses in the Old Village. Finally, greater
pedestrian traffic could allow for reduction in needed parking facilities, decreasing the amount of
impervious surfaces and easing the burden on storm water management systems.
3. Expand housing opportunities for seniors in Lake Elmo, placing an emphasis on affordability and
life‐cycle housing. As the data from the 2010 Census indicates, the Lake Elmo population is aging.
11.0% of the population in Lake Elmo is over the age of 65. In order to provide opportunities for
these residents to remain in Lake Elmo, the City must strive to attract and develop a greater variety
of housing that suits the needs of seniors, including those who require medical assistance or are
disabled, requiring barrier‐free housing. In addition, affordability is increasingly becoming
important factor for many seniors in making housing choices. To give these residents the option to
remain in Lake Elmo, developing housing options that are both senior friendly and affordable will be
critical over the next 25 years and beyond.
Lake Elmo Comprehensive Plan ‐ DRAFT Chapter IV ‐ Housing
IV‐7
4. Provide a greater variety of housing in terms of cost and tenure type (ownership vs. rental) in
order to give more people the opportunity to live in Lake Elmo, particularly younger residents and
families. Considering the gap in the Lake Elmo population of 20‐39 year olds, it is important to be
cognizant of how housing affordability relates to the current demographics of the city. If the city
wishes to retain younger residents and families in Lake Elmo, then opportunities for more affordable
and rental housing must be present. Adding more young residents to Lake Elmo will strengthen the
social fabric of the community and encourage more unique activities and programming.
Additionally, providing more options in terms of affordability will allow more employees of
businesses located in Lake Elmo the option of both living and working in the community.
Future Housing
According to Met Council forecasts, the growth of Lake Elmo will result in an increase of 5,948
households by 2030, representing an increase of 214%. In order to achieve this growth in a balanced
and sustainable manner, as well as fulfill Lake Elmo’s housing goals, the I‐94 Corridor and Old Village
land use plans provide opportunity for a wide mix of housing types and densities. These housing
densities will vary with a floor range of 2.0 units per acre to 10 units per acre, allowing for a greater
variety of housing in Lake Elmo. These new housing units are guided for the I‐94 Corridor and Old
Village at the following minimum densities:
I‐94 Corridor
• Urban Low Density: 2.5 units/acre
• Urban Medium Density: 4.0 units/acre
• Urban High Density: 7.0 units/acre
Old Village
• Village Low Density: 2.0 units/acre
• Village Medium Density: 4.0 units/acre
• Village High Density: 10.0 units/acre
These densities result in meeting the Met Council expectations of adding a minimum of 4,200 new
housing units to the I‐94 Corridor and Old Village as outlined in the MOU. The City will work to pursue a
mix of densities that are consistent with the Comprehensive Plan with the understanding that the City
and Met Council will monitor growth against the expectations of the MOU. The City recognizes that
development at densities above the minimum requirements may create opportunities to provide
increased open space above the typical standard and other amenities considered a public benefit,
thereby improving the character of these areas to better blend with the overall rural character of the
community.
Lake Elmo Comprehensive Plan ‐ DRAFT Chapter IV ‐ Housing
IV‐8
Affordable Housing
In terms of fulfilling Lake Elmo’s regional obligations for affordable housing, the Metropolitan Council’s
allocation of affordable units within Lake Elmo for the 2011‐2020 timeframe is 661 housing units. Again,
affordable housing is defined as housing units that are priced at monthly payment that are no more than
30% of gross income of a household earning 60% of the Twin Cities median family income. This
definition translates into a home purchase price of $171,500 (or less), or a rental housing opportunity of
$1,134/month (or less) for a two‐bedroom unit. If Lake Elmo would like to retain and attract younger
residents and families, it is critical to encourage greater affordability within the future housing stock as
well as provide options for rental housing.
Related to the affordability of Lake Elmo’s future housing stock, several areas in the I‐94 Corridor and
Old Village will provide an opportunity for the development of more affordable and rental housing.
Specifically, several areas of the I‐94 Corridor and Old Village are currently guided for densities that
would be conducive to greater affordability. In addition to areas guided for multi‐family housing, the I‐
94 Corridor and Old Village will also make use of mixed use zoning to provide more housing options.
The areas can be viewed in Map 4‐2 and 4‐3, highlighted by white circles.
Map 4‐2
Lake Elmo Comprehensive Plan ‐ DRAFT Chapter IV ‐ Housing
IV‐9
Map 4‐3
Regarding implementation, the City will work directly with developers to explore various funding
opportunities to support greater housing variety and affordability. To support these efforts, the City of
Lake Elmo will investigate working with the Washington County Housing and Redevelopment Authority
(HRA). This relationship may prove valuable in working with developers of affordable and senior
housing to identify additional funding opportunities. In addition, the City will explore opportunities for
affordable housing when considering the disposal of excess properties. Given the stated goals related to
future housing, the City would like to support efforts to diversify the current housing stock to meet the
future needs of Lake Elmo.
Lake Elmo Comprehensive Plan ‐ DRAFT Chapter IV ‐ Housing
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PULIC HEARING ITEM 4b – ACTION ITEM
Planning Commission
Date: 8/13/2012
Item: 4b
Public Hearing (Cont.)
ITEM: Zoning Ordinance Update
SUBMITTED BY: Kyle Klatt, Planning Director
REVIEWED BY: Nick Johnson, City Planner
_________________________________________
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to review and approve proposed updates to the
City’s Zoning Ordinance. This material has previously been reviewed by the Planning
Commission. In response to the public hearing and subsequent discussion on 7/23/12,
Staff has refined the proposed Articles in the Zoning Ordinance update. In order to track
these changes, please note the document detailing the revisions made to the original
Zoning Ordinance update. More specifically, provisions regarding buffer yards and
possible transition methods between new sewered development and existing rural
development have been updated in Article 6. In addition, some provisions within the
urban residential areas have been amended in response to additional research. The
Planning Commission is encouraged to track through these changes using the revisions
document to understand the proposed refinements.
Finally, Staff would like to emphasize the message that the procedure of updating the
Zoning Ordinance is an ongoing and continual process. As the City prepares for growth
and development, revision to the Zoning Ordinance may be completed at any time in
order to best implement the City’s land use plans. It is more than likely that certain
aspects of the previous Zoning Ordinance may conflict with the new ordinance. This
transition is commonplace and will be appropriately addressed by Staff to ensure that the
intent of the land use plans and ordinance will be realized.
RECCOMENDATION:
Staff is recommending that the Planning Commission approve the proposed update to the
City’s Zoning Ordinance.
ATTACHMENTS:
1. Revisions to the Proposed Zoning Ordinance Update
2
PULIC HEARING ITEM 4b – ACTION ITEM
2. Zoning Ordinance Update
a. Article 1 – Introductory Provisions
b. Article 2 – Definitions
c. Article 6 – Environmental and Performance Standards
d. Article 8 – Zoning Districts and Zoning Map
e. Article 10 – Urban Residential Districts
f. Article 12 – Commercial Districts
3. Letter to the Planning Commission regarding Zoning
ORDER OF BUSINESS:
- Introduction ...................................................................................Planning Staff
- Report by Staff ..............................................................................Planning Staff
- Questions from the Commission ....................... Chair & Commission Members
- Open the Public Hearing ............................................................................. Chair
- Close the Public Hearing ............................................................................ Chair
- Discussion by the Commission ......................... Chair & Commission Members
- Action by the Commission................................ Chair & Commission Members
August 2012 - DRAFT 1-1 Introductory Provisions
ARTICLE 1 – INTRODUCTORY PROVISIONS
§154.001 Title
§154.002 Purpose
§155.003 Statutory Authorization
§155.004 Jurisdiction
§155.005 Compliance Required
§155.006 Rules of Construction and Interpretation
§155.007 Severability and Validity
§155.008 Effective Date
§154.001 Title
This chapter shall be known, cited and referenced to as the City’s zoning ordinance.
§154.002 Intent and Purpose
This chapter is adopted for the purposes of:
A. Protecting the public health, safety, comfort, convenience, and general welfare;
B. Implementing the City of Lake Elmo Comprehensive Land Use Plan;
C. Promoting orderly development of the residential, commercial, industrial, recreational and
public areas
D. Conserving the natural and scenic beauty and attractiveness of the city;
E. Conserving natural resources in the city;
F. Minimizing environmental pollution; and
G. Conserving energy through the siting of buildings and encouragement of solar and earth-
sheltered structures where appropriate.
§154.003 Statutory Authorization
This chapter is adopted pursuant to the authorization contained in Minnesota Statutes, Chapter 462, or
successor statutes.
§154.004 Jurisdiction
This chapter shall be applicable to all lands and waters within the corporate limits of Lake Elmo,
Minnesota.
§154.005 Compliance Required
Except as in this chapter specifically provides, no structure shall be erected, converted, enlarged,
reconstructed or altered, and no structure or land shall be used for any purpose in any manner which is
not in conformity with this chapter.
§154.006 Rules of Construction and Interpretation
The following rules of construction and interpretation apply to this chapter:
A. Minimum Requirements. In their interpretation and application, the provisions of this chapter
shall be held to the minimum requirements for the promotion of the public health, safety and
welfare.
B. Conflict. Where the conditions imposed by any provision of this chapter are either more
restrictive or less restrictive than comparable conditions imposed by any other law, chapter,
statute, resolutions or regulation of any kind, the regulations which are more restrictive or
which impose higher standards or requirements shall prevail.
§154.007 Severability and Validity
August 2012 - DRAFT 1-2 Introductory Provisions
It is hereby declared to be the intention that the several provisions of this chapter are severable in
accordance with the following:
A. Severability. If any court of competent jurisdiction shall adjudge any provisions of this chapter
to be invalid, such judgment shall not affect any other provisions of this chapter.
B. Validity. If any court of competent jurisdiction shall adjudge invalid the application of any
provision of this chapter to a particular property, building, or structure, such judgment shall
not affect other property, buildings or structures.
§154.008 Effective Date
This chapter shall be in full force and effect from and after its date of passage and approval by the City
Council.
August 2012 - DRAFT 2-1 Definitions
ARTICLE 2 – DEFINITIONS
§154.009 Introduction and Purpose
§154.010 Interpretation of Certain Terms
§155.011 General Definitions
§155.012 Zoning Use Type and Classifications
§154.009 Introduction and Purpose
The purpose of this article is to define general terms used in this zoning ordinance, to establish a
classification system for land uses and a consistent set of terms defining uses permitted within various
zoning districts, and to establish the rules for interpretation of language in this ordinance.
§154.010 Interpretation of Certain Terms
In the construction of this zoning ordinance, the following rules shall be observed and applied, except
where the context clearly indicates otherwise:
A. The present tense shall include the future.
B. The singular number shall include the plural, and the plural the singular.
C. The word “shall” is mandatory, and not discretionary.
D. The word “may” is permissive.
E. The word “should” is advisory.
F. The word “building” includes the word “structure.”
G. The words “used for” shall include the phrases “arranged for,” “designed for,” “intended for,”
“maintained for,” and “occupied for.”
H. The word “lot” shall mean “zoning lot” unless otherwise specified in this ordinance.
I. The words “lot,” “parcel,” or “premises” may be used interchangeably.
J. All stated and measured distances shall be taken to the nearest integral foot. If a fraction is
one-half (1/2) foot or less, the integral foot next below shall be taken.
§154.011 General Definitions
Unless specifically defined in this chapter, common definitions, words and phrases used in this chapter
shall be interpreted as to give them the same meaning as they have in common usage throughout this
code and are found in § 11.01.
§154.012 Zoning Use Types and Classifications
A. Rules of Interpretation for Zoning Use Types and Classifications
1. Purpose of Use Types. The purpose of the Use Types is to establish a classification system
for land uses and a consistent set of terms defining uses permitted within various zoning
districts. The Use Types section also facilitates the process of determining the applicable
use type of any activity not clearly within any defined use type.
2. Interpretation. In the event of any question as to the appropriate use type of any existing
or proposed use or activity, the Planning Director shall have the authority to determine the
appropriate use type. In making such a determination, the Planning Director shall consider
the operational and physical characteristics of the use in question and shall consider the
classification contained in the most recent edition of the Standard Industrial Classification
Manual published by the U.S. Office of Management and Budget. In addition, the Planning
Director shall consider the specific requirements of the use in common with those included
as examples of Use Types. Those examples, when included in use type descriptions, are
intended to be illustrative, as opposed to exclusive lists. The Planning Director may also
August 2012 - DRAFT 2-2 Definitions
determine that a proposed use or activity is sufficiently different from any use type listed
below and will require an amendment to the text of this ordinance.
3. Determinations in Writing. The Planning director shall make such determinations of
appropriate Use Types in writing, which shall include an explanation of the reasons for the
determination.
4. Appeal. A determination of the Planning Director may be appealed to the Board of
Adjustment pursuant to the procedures for administrative appeals outlined in §31.10.
B. Use Types and Classifications.
1. Residential and Related Uses
a. Family Living
Live-Work Unit. A dwelling unit in combination with a shop, office, studio, or other work
space within the same unit, where the resident occupant both lives and works.
Manufactured Home Park. A development on a site under a single ownership which consists
of two or more spaces for the placement of manufactured homes for dwelling or sleeping
purposes, regardless of whether or nor a fee is charged for the utilization of such space.
Multi Family Residential. A building containing three (3) or more dwelling units. The term
includes cooperative apartments and condominiums, but not condominium-hotels. (See
CONDOMINIUM and CONDOMINIUM-HOTEL under §11.01.)
Secondary Dwelling. A residential dwelling unit, but not a manufactured home, located on
the same lot as a single family dwelling unit, either within the principal structure, above a
detached garage, or within a detached structure.
Single Family Attached. A building containing one dwelling unit attached to another
building containing only one dwelling unit, with each building on a separate lot.
Single Family Detached. A building containing only one dwelling unit, surrounded by
landscape area or yards on all sides.
Two-Family or Duplex. A building on a single lot or adjacent lots containing two dwelling
units, either side-by-side or stacked vertically.
b. Group Living
Congregate Housing. A dwelling providing shelter and services for the elderly, which may
include meals, housekeeping, and personal care assistance and minor medical services, but
not intermediate, long term, or extended nursing care for residents.
Correctional Facilities. A public or privately operated use providing housing and care for
individuals legally confined, designed to isolate those individuals from a surrounding
community.
Group Home. A residence shared by six or fewer handicapped persons in addition to
resident staff, who live together as a single housekeeping unit and in a long-term, family-
like environment in which staff persons provide care, education, and participation in
community activities for the residents with the primary goal of enabling the residents to
live as independently as possible in order to reach their maximum potential.
Group Residential Facility. A licensed public or private establishment, which, for gain or
otherwise, regularly provides one or more dependents with twenty-four (24) hour a day
substitute for the care, food, lodging, training, education, supervision, rehabilitation, and
treatment they need, but which for any reason cannot be furnished in the dependent’s own
home. This term includes, but is not limited, to state institutions under the control of the
Commissioner of Public Welfare, foster homes, maternity shelters, group homes as defined
herein with seven or more residents, schools for handicapped children, and homes for
battered children or battered spouses.
August 2012 - DRAFT 2-3 Definitions
Halfway House. An establishment providing accommodations, rehabilitation, counseling,
and supervision to persons suffering from alcohol, drug addiction or other similar disorders,
or to persons re-entering society after being released from a correctional facility or other
institution.
Semi-Transient Accommodations. Semi-transient accommodations include boarding houses,
rooming houses, fraternity and sorority houses, or lodging rooms, as defined by this
ordinance. Semi-transient accommodations do not include CONDOMINIUM-HOTELS, as
defined in §11.01.
2. Public and Civic Uses
Cemetery. Land used or intended to be used for the burial of the dead and dedicated for
cemetery purposes, including columbariums, crematories, mausoleums, and mortuaries
when operated in conjunction with and within the boundaries of such cemetery.
Colleges and Universities. Institutions of higher learning which offer courses of general or
specialized study leading to a degree or certificate. They are certified by the State Board
of Higher Education or by a recognized accrediting agency. Colleges tend to be in campus-
like settings or on multiple blocks. Accessory uses include offices, housing for students,
food service, laboratories, health and sports facilities, theaters, meeting areas, parking,
maintenance facilities, and support commercial. Examples include universities, liberal arts
colleges, community colleges, nursing and medical schools not accessory to a hospital, and
seminaries.
Community Services. Establishments of a public, nonprofit, or charitable nature generally
providing a local service to people of the community. Generally they provide the service
on the site or have employees at the site on a regular basis. The service is ongoing, not
just for special events. Community centers or facilities may incorporate membership
provisions, and are open to the general public to join at any time (for instance, any senior
citizen could join a senior center). The use may also provide special counseling,
education, or training of a public, non-profit, or charitable nature. Accessory uses may
include offices, meeting areas, food preparation areas, parking, health and therapy areas,
day care uses, and athletic facilities. Examples include libraries, museums, senior centers,
community centers, social service facilities, early childhood learning facilities, and other
special educational services.
Day Care Center. Any facility operated for the purpose of providing care, protection, and
guidance to 14 or more individuals during only part of a twenty-four hour day. This term
includes nursery schools, preschools, day care centers for individuals, and other similar
uses but excludes public and private educational facilities or any facility offering care to
individuals for a full twenty-four hour period.
Public Assembly. Facilities owned and operated by a public or quasi-public agency
accommodating public assembly for non-recreation purposes. Typical uses include
auditoriums, convention facilities, exhibition facilities, convention halls, or armories.
Religious Institutions. Establishments that are intended to primarily provide meeting areas
for religious activities. Accessory uses include Sunday school facilities, parking, caretaker’s
housing, and group living facilities such as convents. Examples include churches, temples,
synagogues, and mosques.
Schools, Public and Private. Establishments at the primary, elementary, middle, junior
high, or high school level that provide state mandated basic education. Accessory uses
include play areas, cafeterias, recreational and sport facilities, auditoriums, and before or
after school day care. Examples include public and private daytime schools, boarding
schools, and military academies. Exemptions: 1) Preschools are classified as Day Care
Facilities, and 2) Business and Trade Schools are classified as Educational Services.
3. Services
August 2012 - DRAFT 2-4 Definitions
Business Center. A building or group of buildings planned, constructed, and managed as a
total entity, with common on-site parking for a group of commercial service
establishments, with office uses also permitted. In the central business district, the
requirement for common on-site parking need not be met in order to classify a
development as a business center.
Business Services. Establishments primarily engaged in rendering services to business
establishments on a fee or contract basis, such as advertising and mailing, building
maintenance, office equipment rental and leasing, photo finishing, business supply
services, and computer programming/data processing services.
Commercial Kennel. The boarding, breeding, raising, grooming or training of two or more
dogs, cats, or other household pets of any age not owned by the owner or occupant of the
premises, and/or for commercial gain.
Commercial Stable. The boarding, breeding or raising of horses or ponies not owned by the
owner or occupant of the property or riding of horses by other than the owner or occupant
of the property and their non-paying guests. Included in this definition are riding
academies.
Communication Services. Establishments primarily engaged in the provision of broadcasting
and other information relay services accomplished through the use of electronic and
telephone mechanisms. Excluded from this use type are facilities classified as Essential
Services or Broadcasting and Communications Towers. Typical uses include television
studios, telecommunications service centers, telegraph service offices or film and sound
recording facilities.
Educational Services. Establishments engaged in furnishing specialized academic or
technical courses, normally on a fee basis, such as vocational or correspondence schools,
barber college, data processing schools, or secretarial schools, along with non-degree
granting schools such as post secondary colleges and universities, martial arts, music, art,
ceramic, and dramatic, schools, and dance instruction.
Financial Institution. Provision of financial and banking services to consumers or clients.
Walk-in and drive-in services are generally provided on site. Typical uses include banks,
savings and loan associations, savings banks, credit unions, lending establishments, and
drive-up automatic teller machines (ATMs).
Funeral Home. Establishments engaged in undertaking services such as preparing the dead
for burial, and arranging and managing funerals. Typical uses include funeral homes or
mortuaries.
Lodging. See Transient Accommodations
Medical Facilities. Establishments engaged in providing diagnostic services, extensive
medical treatment (including surgical services), and other hospital services, as well as
continuous nursing service, including general medical and surgical hospitals, specialty
hospitals, medical laboratories, bio-medical research and development, outpatient care
facilities, medical schools and associated dormitories, medical appliance sales, and similar
uses, but not including animal hospitals.
Membership Organization. Organizations operating on a membership basis for the
promotion of the interests of the members included such uses as trade associations,
business associations, professional membership organizations, labor unions, civic or
fraternal organizations, but not including churches, hospitals, golf and country clubs, or
credit unions.
Nursing and Personal Care. Establishments primarily engaged in providing intermediate or
long-term nursing and health related care to individuals, typically classified as nursing
homes.
August 2012 - DRAFT 2-5 Definitions
Offices. A building or portion of a building use for office purposes by a business, service,
professional, or institutional establishment, including medical offices or clinics, studios for
those involved in art, sculpture, music, and the like, and all other establishments similar in
character.
Personal Services. Establishments primarily engaged in providing services involving the care
of a person or his or her apparel, such as barber shops, clothing rental, salons and health
clubs, photographic studios, cleaning and garment services (but not including power
laundries or dry cleaning plants) or coin operated laundries.
Repair And Maintenance Shop. Establishments engaged in miscellaneous repair services,
primarily of household oriented products such as radios, televisions, washers and dryers,
furniture (including re-upholstery), small engine repair, bicycles, or locksmiths.
Self Service Storage Facility. An establishment designed and utilized for the purpose of
renting or leasing individual storage spaces to tenants who have sole private access to such
space for storing personal property.
Trade Shop. Any lot, land, building, or structure that serves as the headquarters for
contractors involved in specialized activities such as plumbing, painting, plastering,
masonry, carpentry, roofing, well drilling, landscaping and the like, where tools,
equipment and materials used in the business are stored. The category also includes
establishments involved in specialized trades such as sheet metal, sign painting, drapers,
and exterminators.
Transient Accommodations, Lodging. Establishments in which lodging is provided and
offered to the public for compensation, and which is open primarily to transient guests, as
distinguished from semi-transient boarding or rooming facilities. Typical uses include
hotels, motels, and inns. Meeting and restaurant facilities may be included accessory to
this use type. Condominium-hotels shall be considered as a type of transient
accommodation.
Transportation Services. Establishments furnishing services related to the arrangement of
persons and goods movements, such as freight forwarding, parking services or the
rental/leasing of automobiles or two-axle trucks.
Veterinary Service. Establishments engaged in the practice of veterinary medicine,
dentistry or surgery, along with those providing animal related services such as kennels,
grooming, or breeding services.
4. Food Service
Drinking and Entertainment. Establishments primarily engaged in the selling of drinks for
consumption on the premises, where entertainment may be provided and the incidental
sale of prepared food for consumption on the premise is permitted. These establishments
may often charge a fee or admission charge for the entertainment provided. Included in
this category are bars, beer gardens, discotheques, nightclubs, taverns, and dance halls.
Drive-In Restaurant. An establishment primarily engaged in the preparation of food and
beverages, for either take-out, delivery, or table service, served in disposable containers
at a counter and a drive-up or drive through service facility or which offers curb service.
Fast Food Restaurant. An establishment primarily engaged in the preparation of food and
beverages, for either take-out, delivery, or table service, served in disposable containers
at a counter. This use type does not employ a drive-up or drive-through service facility,
and does not offer curb service.
Standard Restaurant. An establishment whose principal business is the sale of food and/or
beverage to customers in a ready to consume state, and whose principal method of
operation includes one or both of the following: 1) customers, normally provided with an
individual menu, are served their food and beverage by restaurant employees at the same
August 2012 - DRAFT 2-6 Definitions
table or counter at which the food and/or beverage are consumed, 2) a cafeteria-type
operation where food and beverage generally are consumed within the restaurant building.
5. Sales of Merchandise
Garden Center (Retail Agriculture). Establishments or places of business primarily engaged
in retail or wholesale (bulk) sale, from the premises, of trees, shrubs, seeds, fertilizers,
pesticides, and plant materials primarily for agricultural, residential, and commercial
consumers. Such establishments typically sell products purchased from others, but may sell
some material which they grow themselves. Typical uses include nurseries, retail
greenhouses, plant stores, and lawn and garden centers.
Neighborhood Convenience Store. Establishments primarily engaged in the provision of
frequently or recurrently needed goods for household consumption, such as prepackaged
food and beverages, and limited household supplies and hardware. Convenience stores shall
not include fuel pumps or the selling of fuel for motor vehicles. Typical uses include
neighborhood markets and country stores.
Retail Trade. Establishments engaged in selling goods or merchandise to the general public
for personal or household consumption and rendering services incidental to the sale of such
goods. These establishments are characterized by the following: 1) they buy and receive as
well as sell merchandise, 2) they may process some products, but such processing is
incidental or subordinate to the selling activities, and 3) they predominantly sell to
customers for their own personal or household use. Retail trade is divided into the
following subcategories for the purposes of this ordinance.
• General Retail:
− Antiques and collectibles store
− Art gallery
− Bicycle sales and repair
− Book store, music store
− Clothing and accessories
− Craft or needlework shop
− Drugstore, pharmacy
− Electronics and appliance sales and repair
− Florists
− Specialty food store, including bakery, butcher shop, delicatessen, etc.
− Jewelry store
− Hardware store
− News stands, magazine sales
− Pet store
− Photographic equipment and supplies
− Picture framing
− Secondhand store, thrift or consignment store
− Sporting goods store
− Stationery store
− Tobacco store
August 2012 - DRAFT 2-7 Definitions
− Video rental or sales
− Building supplies sales
− Furniture and appliance sales, rental, showrooms
− Grocery, supermarket
− Liquor store
− Warehouse club sales
Shopping Center. A group of commercial establishments planned, constructed, and
managed as a total entity with shared access, customer and employee parking provided on-
site, provision of goods delivery separated from customer access, aesthetic considerations
and protection from the elements.
Wholesaling. Establishments engaged primarily in selling merchandise to retailers, or to
industrial, commercial, institutional, or professional business customers, or to other
wholesalers, or on a mail order basis to individuals or firms, or which serve as agents or
brokers buying merchandise for, or selling merchandise to, individuals and companies.
6. Automotive/Vehicular Uses
Automobile Maintenance Service. Repair of automobiles, non-commercial trucks,
motorcycles, motor homes, recreational vehicles, or boats, including the sale, installation,
and servicing of equipment and parts. Typical uses include tire sales and installation, wheel
and brake shops, oil and lubrication services and similar repair and service activities where
minor repairs and routine maintenance are conducted.
Automobile Parts/Supply. Retail sales of automobile parts and accessories. Typical uses
include automobile parts and supply stores which offer new and factory rebuilt parts and
accessories, and include establishments, which offer minor automobile repair services as an
accessory use.
Car Wash. Washing and cleaning of vehicles. Typical uses include automatic conveyor
machines and self service car washes.
Commercial Vehicle Repair. Repair of construction equipment, commercial trucks,
agricultural implements and similar heavy equipment, including automobiles, where major
engine and transmission repairs are conducted. Typical uses include automobile and truck
repair garages, transmission shops, radiator shops, body and fender shops, equipment
service centers, machine shops, and other similar uses where major repair activities are
conducted.
Gasoline Station. Any place of business with fuel pumps and underground storage tanks
that provides fuels and oil for motor vehicles. A neighborhood convenience store associated
with automobile fuel sales shall be considered a gasoline station.
Parking Facility. Any structure associated with a non-residential use whose purpose is to
provide the required off-street parking spaces for a principal use, or any site utilized for
parking which constitutes the principal use on a parcel of land. This category also includes
community lots, which are established to meet the parking needs in a residential area, and
park + ride lots.
Sales and Storage Lots. Establishments engaged in the display for sale or lease of
automobiles, trucks, machinery, recreational vehicles and manufactured homes, including
auto dealerships or the farm commercial storage of privately owned trailers, boats,
campers, or similar vehicles.
7. Outdoor Recreation
August 2012 - DRAFT 2-8 Definitions
Campgrounds and Trailering. Establishments engaged in providing overnight or short-term
sites for the placement of recreational vehicles or temporary housing, with or without
facilities such as water and electricity.
Golf Course. A tract of land for playing golf, improved with tees, greens, fairways, hazards,
and which may include clubhouses and shelters. Included would be executive or par 3 golf
courses. Specifically excluded are independent driving ranges or miniature golf facilities,
which are classified as Outdoor Recreation Facilities.
Marina. A facility for storing, servicing, fueling, berthing, and securing and launching of
private pleasure craft that may include the sale of fuel and incidental supplies for the boat
owners, crews, and guests.
Outdoor Entertainment. An outdoor facility developed for entertainment, amusement, or
tourist purposes which typically involve large areas of land and concentrated traffic peaks
oriented towards events at the facility, including drive-in theaters, amphitheaters, outdoor
concert halls, or theme parks.
Outdoor Recreation Facility. A commercial recreation facility that is primarily an open-air
facility, such as baseball fields, swimming pools, skating rinks, golf driving ranges, or
miniature golf facilities.
Parks and Open Areas. Uses of land focusing on natural areas, large areas consisting mostly
of vegetative landscaping or outdoor recreation, community gardens, or public squares.
Lands tend to have few structures. Accessory uses include, but are not limited to,
clubhouses, maintenance facilities, concessions, caretaker's quarters, gazebos, pavilions,
band shells, and parking. Examples include parks, public squares, plazas, recreational
trails, botanical gardens, boat launching areas, nature preserves, and land used for grazing
that is not part of a farm or ranch.
Restricted Recreation. Commercial recreation facilities that are of greater nuisance than
conventional outdoor athletic facilities because of 1) the noise and traffic volumes they
may generate, 2) the glare they produce, or 3) the potential danger they may create from
flying objects or the use of weapons. This category includes such uses as amusement parks,
racetracks (auto, go-cart, motorcycle) or ranges (skeet, rifle, or archery).
8. Indoor Recreation/Entertainment
Adult Establishment. See §113.02.
Indoor Athletic Facility. A commercial recreation facility that provides completely enclosed
or indoor recreation space, such as racquet clubs, indoor skating rinks, swimming pools, or
gymnasiums.
Indoor Recreation. Establishment primarily engaged in activities intended to provide
personal amusement, with the largest number of patrons typically during the evening hours
or on weekends, and where food and refreshments may be provided as an incidental
service, including such uses as bowling alleys, billiard, pool, or bingo parlors, amusement
arcades, and indoor theaters (live or motion picture).
9. Agricultural and Related Uses
Agricultural Entertainment Business. An agricultural sales business that combines the
elements and characteristics of agriculture and tourism, which is not necessarily located in
an existing building. Examples of agricultural entertainment include: corn mazes, hay
rides, sleigh rides, petting farms, on-farm tours, agricultural related museums,
demonstrations of farming practices, techniques and methods, fee-based fishing and
hunting, horseback riding, nature trails, haunted barns and similar activities which are
related to agriculture.
August 2012 - DRAFT 2-9 Definitions
Agricultural Production. Establishments engaged in the production of crops, plants or
vines, including agro forestry, or establishments which are engaged in the keeping, grazing,
or feeding of livestock for sale, value increase, or livestock increase.
Agricultural Sales Business. The retail sale of fresh fruits, vegetables, flowers, herbs,
trees, or other agricultural, floricultural, or horticultural products. The operation may be
indoors or outdoors, include pick-your-own or cut-your-own opportunities, and may involve
the ancillary sale of items considered accessory to the agricultural products being sold or
accessory sales of unprocessed foodstuffs; home processed food products such as jams,
jellies, pickles, sauces; or baked goods and homemade handicrafts. The floor area devoted
to the sale of accessory items shall not exceed 25% of the total floor area. No
commercially packaged handicrafts or commercially processed or packaged foodstuffs shall
be sold as accessory items. No activities other than the sale of goods as outlined above
shall be allowed as part of the agricultural sales business.
Agricultural Services. Establishments that perform services which support or assist the
agricultural community, such as soil preparation services, crop services, farm management
services, or breeding services on a fee or contract basis, along with experimental farms for
research or educational purposes. This category is intended to apply where agricultural
land is located, and may include buildings and other structures that provide office,
warehouse, and storage areas for these establishments.
Agricultural Support. Establishments engaged in farm equipment sales and repair, farm
produce sales and supply (feed grain, elevators) and small-scale farm product processing,
such as cider mills, dairies, poultry or meat processing.
Forestry Operations. The use of land for the raising and harvesting of timber, pulpwood or
other forestry products for commercial purposes, including the temporary operation of a
sawmill and/or chipper or grinder to process the timber cut from that parcel or contiguous
parcels. Excluded from this definition shall be the cutting of timber associated with land
development approved by the City which shall be considered accessory to the development
of the property.
Greenhouse, Non Retail. A building or structure constructed chiefly of glass, glasslike or
translucent material, cloth, or lath, which is devoted to the protection or cultivation of
flowers or other tender plants.
Wayside Stand. A temporary structure or vehicle used for the seasonal retail sale of
agricultural goods, floriculture, and horticulture produced by the operator of the wayside
stand, which is clearly a secondary use of the premises and does not change the character
thereof.
10. Industrial and Extractive Uses
Heavy Industrial. Establishments involved in the manufacture, fabrication, processing,
compounding, or assembling of materials from raw material or previously processed
material. These uses have severe potential for adversely affecting surrounding land uses
due to potential environmental impacts related to noise, smoke/particulate emissions,
vibration, noxious gases, odor, glare/heat, fire/explosion hazards and waste disposal. In
addition, these uses may generate large amounts of truck or auto traffic, may involve the
use of large unenclosed production areas, or may require large, tall structures that are
unsightly. Heavy industrial uses typically involve primary production processes in the area
of paper products (pulp mills), food processing (slaughterhouse, meat packing plant),
chemicals (manufacture of inorganic chemicals, resins, plastics, paints, fertilizers,
explosives, ink), petroleum products (refineries, bulk storage), primary metals (blasting,
smelting, rolling), machinery and equipment manufacture (auto assembly, engines,
construction equipment), leather (storing, curing, tanning), gravel based products
(manufacture of bricks, concrete, abrasives), and lumber products (saw mills).
August 2012 - DRAFT 2-10 Definitions
Landfill. A disposal site employing an engineered method of disposing solid wastes in a
manner that minimizes environmental hazards by spreading, compacting to the smallest
volume, and applying cover material over all exposed waste at the end of each operating
day.
Laundry Plant. Establishments primarily engaged in the provision of laundering, cleaning,
or dyeing services other than those classified as Personal Services. Typical uses include bulk
laundry and cleaning plants, diaper services, and linen supply services.
Light Industrial. Establishments involved in the processing, fabrication, assembly, or
compounding of products where the process involved is relatively clean and nuisance free,
usually completely enclosed, and with limited environmental effects. These uses can be
made compatible with surrounding areas through landscape screening and through
separation required by yard and height limitations. Typically, these uses result in the
creation of finished products for sale on a wholesale basis to retailers or directly on a retail
basis, and include uses in the following areas: lumber products (millwork, cabinet-making),
electronics, textiles, printing and publishing services, bottling works, carpet and rug
cleaning, furniture manufacture, paper (final processing of stationery, bags, etc., from
purchased bulk stock), light metal finishing and light machining, rubber and plastics
(compounding processed resins, molding plastics), gravel based products (pottery, cutting,
finishing granite, firing and decorating clay products), and ice manufacturing.
Motor Freight and Warehousing. Establishments engaged primarily in either the storage or
shipment of goods and materials, including terminal facilities for handling freight, and
maintenance facilities in which the trucks (including tractor trailer units) involved with the
operation of the business are stored, parked and serviced. Materials within a warehouse or
terminal facility may be combined, broken down, or aggregated for trans-shipment or
storage purposes where the original material is not chemically or physically changed.
Non-Production Industrial. Establishments that normally are considered industrial in
character even though they are not involved in the manufacturing or processing of
products. These uses generate negative impacts largely through their need for outside
storage of equipment and materials, the large expanse of land needed for this storage, and
the creation of dirt, dust and noise, along with intermittent truck traffic. These uses
generally can be made compatible through landscape screening and the imposition of
limited performance standards, and thus are not objectionable in most industrial or
commercial districts. The types of uses categorized here include contractors yards,
lumberyards, utility yards, and public maintenance shops and yards.
Research and Testing. Establishments or other facilities for carrying on investigation in the
natural or physical sciences, or engineering and development as an extension of
investigation with the objective of creating end products, on a contract or fee basis, and
including pilot plant operation.
Resource Extraction. A use involving on-site extraction of surface or subsurface mineral
products or natural resources. Typical uses are quarries, borrow pits, sand and gravel
operations, mining, and soil mining. Specially excluded from this use type shall be grading
and removal of dirt associated with an approved site plan or subdivision.
Salvage/Recyclable Center. Land or buildings where waste, discarded, salvaged, or
recyclable materials are bought, sold, stored, exchanged, sorted, cleaned, packed,
disassembled or handled on a commercial basis, including but not limited to, scrap metal,
aluminum, rags, paper, rubber products, glass products, lumber products and products
resulting from the wrecking of automobiles or other vehicles. Any site containing two or
more unregistered, inoperable motor vehicles is classified as a salvage center.
11. Utilities, Transportation and Communications
August 2012 - DRAFT 2-11 Definitions
Air Transportation. Establishments engaged in domestic, emergency, or foreign
transportation of passengers or goods by air, including airports, flying fields, rotorcraft
terminals, as well as any associated terminal facilities.
Broadcasting or Communication. Any unstaffed facility for the transmission and/or
reception of radio, television, radar, cellular telephone, personal paging device,
specialized mobile radio (SMR), and similar services. A Broadcasting or Communication
Facility usually consists of an equipment shelter or cabinet, a support tower or other
structure used to achieve the necessary elevation, and the transmission or reception
devices or antenna. Broadcasting or communication facilities include wireless
communications facilities and wireless communications towers as defined in §11.01.
Essential Services. Overhead, aboveground or underground electrical, gas, steam or water
transmission or distribution systems and structures of collection, communication, supply or
disposal systems and structures used by public utilities or governmental departments or
commissions or as are required for the protection of the public health, safety or general
welfare, including towers, poles, wires, mains, drains, sewer pipes, conduits, cables, fire
alarm boxes, police call boxes and accessories in connection therewith but not including
buildings.
Local Transit. Establishments primarily engaged in furnishing local and suburban passenger
transportation, including taxicabs, passenger charter services, school buses, and terminals
(including service facilities) for motor vehicle passenger transportation.
Railroad Transportation. Establishments engaged in domestic freight and passenger
transportation by rail, and including railroad yards, freight stations and switching yards.
12. Accessory Uses
Bed and Breakfast. A private, owner-occupied residence that contains no more than five
(5) guestrooms where lodging, with or without meals, is provided for compensation.
Domestic Pets. The keeping of small domestic animals, such as dogs, cats, birds, rodents,
fish, etc., not primarily for produce or value increase, but rather for show, sport, or as
pets.
Family Day Care. A residence licensed by the Minnesota Department of Human Services in
which no more than ten children at any one time receive care, maintenance and
supervision by someone other than their relatives or legal guardians for less than 24 hours
per day.
Group Family Day Care. A residence licensed by the Minnesota Department of Human
Services in which at least 11 but not more than 14 children receive care, maintenance and
supervision by someone other than their relatives or legal guardians for less than 24 hours
per day.
Home Occupations. Any gainful occupation or profession engaged in by the occupant, only,
of a dwelling when carried on within a dwelling unit or in an accessory building, provided
that no signs other than those normally utilized in a residential district are present, no
stock in trade is stored on the premises, that no over-the-counter retail sales are involved,
and entrance to the home occupation is or can be gained from within the structure. Uses
include professional office, hairdressing, or teaching limited to 3 students at any time, and
similar uses. A home occupation shall not be interpreted to include barber shops, beauty
shops, tourist homes, restaurants, disorderly house as defined by M.S.§ 609.33, Subd. 1, as
it may be amended from time to time, or similar uses. No home occupation shall be
permitted that creates the need for more than 3 parking spaces at any given time in
addition to the parking spaces required by the occupants. Home occupations shall not be
carried on except between the hours of 7:00 a.m. and 10:00 p.m.
August 2012 - DRAFT 2-12 Definitions
Kennel, Private. The keeping, breeding, raising, showing or training of 4 or more dogs over
six months of age for personal enjoyment of the owner or occupants of the property, and
for which commercial gain is not the primary objective.
Merchandise Parties. Private parties held for the purpose of soliciting sales. Merchandise
parties shall include but not be limited to Tupperware, Mary Kay, and Avon parties.
Stable, Private. The keeping, breeding, or raising of horse or ponies exclusively for the
personal use and enjoyment of the owner or occupant of the property or the riding of
horses or ponies by the owner or occupant of the property and their guests.
Solar Equipment. Any solar collector, skylight, or other solar energy device whose primary
purpose is to provide for the collection, storage, and distribution of solar energy for space
heating, cooling, water heating, or for power generation.
Swimming Pools. Any permanently located pool, used for swimming and/or bathing which is
over 24 inches in depth, or which has a surface area exceeding 150 square feet.
Temporary Sales. Any isolated or occasional display and sale of used personal property or
home-crafted items conducted on residential premises by the occupant of the residential
property. Temporary sales shall include rummage sales, basement sales, yard sales, porch
sales, craft sales, garage sales, and seasonal boutiques.
August 2012 - Draft 6-1 Environmental and Performance Standards
ARTICLE 6 ENVIRONMENTAL AND PERFORMANCE STANDARDS
§154.250 Purpose
§154.251 Site Suitability Required
§154.252 Buffer Yard Requirements
§154.253 Reserved for Future Sections
§ 154.0250 Purpose
The purpose of this section is to provide regulations of general applicability for property throughout
the City that are intended to protect or enhance natural resources and processes, and minimize
conflicts among land uses.
§ 154.0251 Site Suitability Required
Land in all districts shall be suited to the purpose for which it is to be used. Development shall not be
allowed on a parcel or lot if it is not suitable for the proposed use, unless appropriate remediation has
been approved. Suitability analysis shall consider the following factors:
A. Susceptibility to flooding
B. Presence of wetlands
C. Soil and rock formations with severe limitations for development
D. Severe erosion potential
E. Steep slopes
F. Existence of endangered or threatened species
G. Important fish or wildlife habitat
H. Presence of significant historic sites or resources
I. Any other feature of the natural land likely to be harmful to the health, safety or welfare of
future residents of the development or of the City.
§ 154.0252 Buffer Yard Requirements
A. Generally. A buffer yard is a combination of distance, plantings, berms, and fencing. The
purpose of a buffer yard is to reduce the negative impacts that may result when land uses of
different intensities abut each other or when residential uses abut primary roadways.
B. Buffer yards required. A buffer yard shall be required in the following situations:
1. Adjacent to less intensive zoning district. A buffer yard shall be required when a
developing property is adjacent to or across a street from property of a less intensive
zoning district, as summarized by the following table.
2. Adjacent to Collector or Arterial Roadways. A buffer yard shall be required along collector
and arterial roadways if the property on the opposite side of the roadway is of the same or
a more intensive zoning district, as summarized by the following table.
August 2012 - Draft 6-2 Environmental and Performance Standards
Table 6-1: Required Buffer Yard Opacity
Zoning District of Proposed Development
Zoning District of Property Adjacent to
Proposed Development ** LDR MDR HDR P BP/C/CC
A 0.1 0.2 0.3 0.3 0.3
RR 0.2 0.2 0.3 0.3 0.3
RS (R-1) 0.3 0.4 0.4 0.3 0.5
RE 0.3 0.4 0.4 0.3 0.5
OP 0.2 0.3 0.3 0.2 0.4
OP-A 0.1 0.2 0.2 0.1 0.3
LDR 0.1* 0.2 0.3 0.2 0.3
MDR 0.1* 0.1* 0.2 0.1 0.2
HDR 0.1* 0.1* 0.1* 0.1 0.1
P 0.1* 0.1* 0.1* 0.1* 0.1
BP/C/CC 0.1* 0.1* 0.1* 0.1* 0.1*
* Buffer yard only required if the proposed development is adjacent to a collector or arterial
roadway with the noted adjacent district across the street.
** If a specific zoning district is not listed, or if the adjacent property is a PUD, the City shall
determine the most similar district to determined the required buffer yard.
C. The required buffer yard may be achieved through a combination of distance, plantings,
berming and fences. The following combinations, or an alternative approved by the city, may
be utilized:
Table 6-2: Potential Combinations to Achieve Buffer Yard Opacity
Opacity
Minimum Buffer
Yard Width
(in feet)
Minimum # of
Buffer Yard
Planting Points per
100 linear feet
Minimum Required Berm or Fence
0.1
10 38 Minimum 4’ wood rail fence
10 91 None Required
15 80 None Required
20 73 None Required
25 68 None Required
30 65 None Required
35 62 None Required
0.2
10 84 Minimum 44” picket fence
15 133 Minimum 4’ wood rail fence
15 198 None Required
August 2012 - Draft 6-3 Environmental and Performance Standards
0.2
20 173 None Required
25 158 None Required
30 149 None Required
35 140 None Required
35 140 None Required
35 10 Minimum 4’ berm
40 135 None Required
0.3
15 198 Minimum 44” picket fence
20 320 None Required
20 240 Minimum 4’ wood rail fence
25 276 None Required
30 252 None Required
35 235 None Required
35 104 Minimum 4’ berm
40 223 None Required
40 44 Minimum 5’ berm
45 215 None Required
50 209 None Required
0.4
20 330 Minimum 44” picket fence
25 440 None Required
25 362 Minimum 4’ wood rail fence
30 385 None Required
35 349 None Required
35 208 Minimum 4’ berm
40 327 None Required
40 148 Minimum 5’ berm
45 310 None Required
50 299 None Required
50 56 Minimum 6’ berm
0.5
30 564 None Required
30 405 Minimum 44” picket fence
30 492 Minimum 4’ wood rail fence
35 499 None Required
35 319 Minimum 4’ berm
40 454 None Required
August 2012 - Draft 6-4 Environmental and Performance Standards
0.5
40 261 Minimum 5’ berm
45 422 None Required
50 405 None Required
50 160 Minimum 6’ berm
55 388 None Required
60 374 None Required
D. Determination of Buffer Yard Planting Points. Planting requirements for the various buffer
yard options are calculated in terms of points. Points are calculated based on typical growth
rates, mature height, and whether a plant is deciduous or coniferous. The city shall grant
additional points, not to exceed a 50 percent increase, for plants which exceed the minimum
permitted installation size below.
Table 6-3: Buffer Yard Planting Points
Plant Category Buffer Yard Planting –
Points per Plant
Minimum Permitted Installation
Size
Overstory deciduous tree 50 2.5” caliper
Understory deciduous tree 15 1.5” caliper
Tall evergreen tree 50 6’ tall
Medium evergreen tree 20 4’ tall
Low evergreen tree 12 3’ tall
Tall deciduous shrub 5 36” tall
Medium deciduous shrub 3 24” tall
Low deciduous shrub 1 18” tall
Medium evergreen shrub 5 18” tall/wide
Low evergreen shrub 3 12” tall/wide
E. Types of planting. Plants shall be suitable for the soil and site conditions and compliment
others in the area.
1. Plants shall meet the size requirements described in the table above at the time of
planting.
2. Unless otherwise approved by the City, plants shall be consistent with the Minnesota
Department of Natural Resources’ “Field Guide to the Native Plant Communities of
Minnesota, the Eastern Broadleaf Forest Province.”
3. No more than 25 percent of plants shall be from one species.
August 2012 - Draft 6-5 Environmental and Performance Standards
4. Plants shall be selected and placed in a way which most effectively provides a buffer, as
approved by the city. Species with known vulnerability to disease or infestation shall not be
permitted. The landscaping plan shall consider factors such as survivability of plantings,
surrounding topography, and interaction with berms/fences.
F. Credit for existing vegetation. The city shall grant credit for existing vegetation that is
preserved within an area where a buffer yard is required. Credit shall be based on Subd. D
above, including the additional points for larger plantings.
G. Berms and Fences. When berms or fences are combined with plant materials in a buffer yard,
at least half of the plantings shall be located towards the exterior of the subject property, in
relation to the location of the fence or berm. If an earth berm is proposed, the berm shall be
undulating in order to give a natural appearance.
H. Buffer yard location. Buffer yards, when required, shall be located adjacent to the outer
perimeter of a development site.
1. Buffer yards may be located within required yard setbacks, but a principal structure shall
be set back a minimum of 10 feet and an accessory structure a minimum of five feet from
the buffer yard.
2. In the case a wetland interferes with the lineal continuation of a buffer yard, alternative
means may be required by the city to reduce the impact of the development upon adjacent
property.
I. Recorded document required. A document, in a form provided by the city, shall be recorded
against the property over which a buffer yard lies. This document shall include, at a minimum,
the location of the buffer yard, the restrictions on the use of this property, and the
maintenance responsibility for the landscaping and improvements.
J. Use of buffer yards. Buffer yards shall be left in a predominantly undeveloped state. Passive
recreation, including pedestrian, bicycle, or equestrian paths, and storm water facilities may
be allowed, so long as the required plantings are provided. No sports courts, swimming pools,
or other active recreation, exterior lights, trash storage, utility boxes, security fencing,
curbing, parking, solar collection systems, or wind energy collection systems or other similar
use shall be allowed. Paving shall be limited to areas necessary to provide access to the subject
property.
August 2012 - Draft 8-1 Zoning Districts and Map
ARTICLE 8 – ZONING DISTRICTS AND ZONING MAP
§154.350 Division into Districts
§154.351 Zoning Map
§154.352 Consistency with Comprehensive Plan
§154.350 Division into Districts.
A. All areas zoned. The incorporated areas of Lake Elmo are hereby divided into the following
zoning districts:
Table 8-1: Zoning Districts
Zoning District Reference
A Agriculture §154.400
RR Rural Residential §154.400
RS Rural Single Family §154.400
RE Residential Estate §154.400
LDR Urban Low Density Residential §154.450
MDR Urban Medium Density Residential §154.450
HDR Urban High Density Residential §154.450
VMX Village Center – Mixed Use §154.500
C Commercial §154.550
CC Convenience Commercial §154.550
LC Neighborhood Office/Limited Commercial §154.550
BP Business Park/Light Manufacturing §154.550
P Civic/Public §154.600
OSP Open Space and Parks §154.600
OP Open Space Preservation §154.650
OP-A Open Space Preservation – Alternative Density §154.700
FSO Future Sewer Overlay §154.750
B. Annexed areas. Any land that is annexed into the city shall be included in the A Agriculture
District until such time as the City Council amends the Comprehensive Plan to include the new
area, and rezones it to another district.
August 2012 - Draft 8-2 Zoning Districts and Map
§154.351 Zoning Map.
A. The location and boundaries of the districts established by this chapter are set forth on the
Official Zoning Map, which is hereby incorporated as part of this chapter, and which is on
display in the Planning Department.
B. District boundary lines recorded on the zoning map are intended to follow lot lines, the
centerline of streets or alleys, the centerlines of streets or alleys projected, railroad rights-of-
way lines, the center of watercourses or the corporate limit lines as they exist at the time of
the enactment of this chapter.
C. Whenever any street, alley or other public way is vacated, the zoning district adjoining that of
such vacated street, alley or public way shall be automatically extended to the center of such
vacated area and all area included therein shall be then and henceforth subject to all
regulations of the extended district.
D. It shall be the responsibility of the Planning Director to maintain and amend the zoning map.
The Director of Planning shall make any corrections or amendments to the map after all of the
procedures outlined in Section 154.020 of this chapter for the making of such revisions or
amendments shall have followed by the Planning Commission and the City Council.
E. Amendments to the Official Zoning Map shall be recorded on the map within 30 days after
adoption by the Council. The copy of the Official Zoning Map shall be displayed in the office of
the Planning Department and shall be open to public inspection at all times during which the
office is customarily open.
§154.352 Consistency with Comprehensive Plan
The zoning districts in this chapter and the delineation of zoning district boundaries on the zoning map
are consistent with the goals and policies of the Lake Elmo Comprehensive Plan.
August 2012 - Draft 10-1 Urban Residential Districts
Article 10 - URBAN RESIDENTIAL DISTRICTS
§154.450 Purpose and District Descriptions
§154.451 Permitted and Conditional Uses
§155.452 Lot Dimensions and Building Bulk Requirements
§155.453 Clustering and Preservation of Open Space
§155.454 Buffer Yard Requirements
§155.455 Site Design and Development Standards
§155.456 Accessory Uses and Structures
§155.457 Residential Accessory Structures
§155.458 Accessory Uses
§155.459 Accessory Uses and Structures Not Listed
§154.450 Purpose.
The urban residential districts are established to provide areas for residential development that are
served by public sewer and water services in accordance with the City’s Comprehensive Plan. The
objectives of these districts are to preserve and enhance the quality of living in residential
neighborhoods, to regulate structures and uses which may affect the character or desirability of
residential areas, to encourage a variety of dwelling types and locations and a range of population
densities consistent with the City’s Comprehensive Plan, and to ensure adequate light, air, privacy and
open space. The residential districts and their purposes are as follows:
A. LDR Urban Low Density Residential District. The LDR district provides an environment of
predominantly single-family dwellings on moderately sized lots, and is designed to be the most
restrictive of the urban residential districts. The LDR district is intended to provide areas for
lower density residential development within the City’s planned sewered development areas,
and may be used to provide a transition between rural development areas and the City’s urban
development and districts. Densities shall range from two (2) to four (4) units per acre;
however, the overall density for a specific development area must be consistent with the net
densities specified in the Comprehensive Plan. The lot size and other district standards allow
for the creation of smaller lots with the expectation that common open space will be provided
within developments that exceed the base densities (at low end of the land use density range)
within the Comprehensive Plan.
B. MDR Urban Medium Density Residential District. The MDR district is established to provide for a
diversity of housing types in those areas where such development is consistent with the
medium density residential designation of the comprehensive plan and compatible with the
development pattern of the surrounding area. Clustering of buildings to permit more orderly
development and to preserve open space within new developments is encouraged.
Development within the district shall occur at densities in the range of four (4) to seven (7)
dwelling units per acre, with two-family dwellings and townhouses permitted. The City will
determine the allowed density for a piece of property at the time of the development
application, and this determination will be based upon the site-specific characteristics of the
property and the requested development. Factors to be considered in increasing or decreasing
the allowed density include the existing environmental conditions such as wetlands,
floodplains, steep slopes, significant trees; the specific site plan; the amount of open space
preserved, and the type of housing units proposed, including whether greater density is
desirable because the development contains housing that is consistent with the City’s housing
goals. The burden of establishing the appropriateness of the high end of the density range will
be on the applicant.
C. HDR Urban High Density Residential District. The HDR district is established to provide for an
environment of moderate to high-density attached and multi-family housing, designed to
present an attractive appearance to neighboring streets and adjacent uses, to include
sufficient private and semi-private outdoor space, and to be well integrated into their
surroundings. Small office and service businesses of limited size and extent may be allowed as
July 2012 - Draft 10-2 Urban Residential Districts
conditional uses. The HDR district is appropriate as a transition between commercial or
industrial districts and surrounding neighborhoods, and in already developed higher-density
areas. Development within the district may occur at densities in excess of seven (7) dwelling
units per acre, provided the overall densities for within a development area are consistent with
the net densities specified in the Comprehensive Plan and that a density analysis is used
consistent with the purpose statement for the MDR district.
§154.451 Permitted and Conditional Uses.
Table 10-1 lists all permitted and conditional uses allowed in the urban residential districts. “P”
indicates a permitted use, “C” a conditional use. Uses not so indicated shall be considered prohibited.
Cross-references listed in the table under “Standards” indicate the location within this Ordinance of
specific development standards that apply to the listed use.
A. Combinations of uses. Principal and accessory uses may be combined on a single parcel. A
principal and secondary dwelling unit may be combined according to the standards of Section
155.137. Single-family attached or multi-family complexes designed for rental or condominium
occupancy, typically include multiple units and buildings on a single parcel.
Table 10-1: Permitted and Conditional Uses, Residential Districts
LD
R
MD
R
HD
R
Standard
Residential Uses
Household Living
Single-family detached dwelling P P P 154.455.B,H
Two-family dwelling - P P 154.455.E
Single-family attached dwelling - P P 154.455.F,J
Multifamily dwelling (rental or condominium) - C P 154.455.G,K
Secondary dwelling C C C 154.455.C
Live-work unit - - C 154.455.L
Manufactured home park - C - 155.102.B
Group Living
Group Home P P P 155.102.C
Group Residential Facility - C C 155.102.D
Halfway House - - C 155.102.D
Congregate Housing - C C 155.102.E
Semi-Transient Accommodations - C C 155.102.F
Public and Civic Uses
Community Services - - C 155.103.C
Day Care Center - C C 155.103.D
Schools, Public and Private C C C 155.103.E
Services
Offices - - C 154.455.M
Funeral Home - - C 154.455.I
Personal Services - - C 154.455.M
July 2012 - Draft 10-3 Urban Residential Districts
Table 10-1: Permitted and Conditional Uses, Residential Districts
LD
R
MD
R
HD
R
Standard
Nursing and Personal Care - - C 155.104.C
Sales of Merchandise
Neighborhood Convenience Store - - C 154.455.N
Wayside Stand P P P 154.455.D
Outdoor Recreation
Golf Course C - - 155.107.B
Outdoor Recreation Facility - - - 155.107.E
Parks and Open Areas P P P
Transportation and Communications
Broadcasting or Communication Facility C C C 155.110.B
Accessory Uses
Home Occupation P P P 155.111.A,B
Bed and Breakfast - C C 155.111.C
Domestic Pets P P P
Family Day Care P P P 155.111.G
Group Family Day Care C C C 155.111.G
Temporary Sales P P P 155.107.B
Parking Facility - - P
Solar Equipment P P P 155.111.I
Swimming Pools, Hot Tubs, Etc. P P P 155.111.J
Water-Oriented Accessory Structures P P P
Other Structures Typically Incidental and
Clearly Subordinate to Permitted Uses P P P
Note: Standards listed in Table 10-1 are listed by Article, Section and Subsection.
July 2012 - Draft 10-4 Urban Residential Districts
§154.452 Lot dimensions and building bulk requirements.
Lot area and setback requirements shall be as specified in Table 10-2, Lot Dimension and Setback
Requirements.
Table 10-2: Lot Dimension and Setback Requirements, Residential Districts
LDR MDR HDR
Minimum Lot Area (sq. ft.)
Single Family Detached Dwelling 8,000 7,000 5,000
Two-Family Dwelling (per unit) a 5,000 4,000 3,000
Single-Family Attached (per unit) b - 4,000 2,500
Multi-Family Dwelling (per unit) - 4,000 1,800
Secondary Dwelling see 155.102
Live-Work Unit - - 3,600
Congregate Housing - see 155.102 see 155.102
Manufactured Home Park - see 155.102 -
Minimum Lot Width (feet)
Single Family Detached Dwelling 70 60 50
Two-Family Dwelling (per unit) a 35 30 20
Single-Family Attached (per unit)b - 25 20
Multi-Family Dwelling (per building) - 75 60
Live-Work Unit - - 25
Maximum Height (feet) 35 35 50
Maximum Impervious Coverage 40% 50% 75%
Minimum Building Setbacks (feet)
Front Yard 25c 25c 20c
Interior Side Yard e 8 8 10 d
Corner Side Yard e f 15 15 15
Rear Yard 20 20 20
Notes to Urban Residential Districts Table
a. Common open space areas may be used in the determining whether or not the minimum lot
areas within a development are met, when provided as part of an overall development plan.
July 2012 - Draft 10-5 Urban Residential Districts
b. Two-family units may be side-by-side with a party wall between them (“twin”) or located on
separate floors in a building on a single lot (“duplex”). The per-unit measurements in this table
apply to “twin” units, whether on a single lot or separate lots. The standards for single-family
detached dwelling shall apply to a “duplex” containing two vertically-separated units on a
single lot.
c. In the case of single-family attached dwellings that are not situated on individual lots,
minimum lot size shall be applied to each unit as a measure of density; i.e. 1 unit per 2,500
square feet. This standard is also used for multifamily dwellings.
d. Single Family Dwellings (both attached and detached) and Two-Family Dwellings may use the
side yard setbacks within MDR zoning districts.
e. In a block where the majority of the block face has been developed with the same or similar
setbacks, the front setback for the remaining lots on that block face shall fall within the range
established by the existing setbacks.
f. Side yards setbacks shall apply to the ends of attached or two-family dwellings.
g. Corner properties: The side façade of a corner building adjoining a public street shall maintain
the front setback of the adjacent property fronting upon the same public street, or the
required front yard setback, whichever is less. If no structure exists on the adjacent property,
the setback shall be as shown in the table.
§154.453 Clustering and Preservation of Open Space
A. Averaging of Lot Area. When lots are clustered within a development to provide common open
space, the open space may be used to calculate an average density per lot to determine
compliance with the individual lot area requirements.
B. Lot Dimension Reductions. Other reductions in dimensional standards may be considered as
part of a Planned Unit Development if these reductions provide for common open space within
a development.
§154.454 Buffer Yard Requirements
A. Buffer Yards. Where a proposed development within the LDR, MDR, or HDR District is adjacent
to or across a street from property or a less intensive zoning district, a buffer yard shall be
required in accordance with §154.250 of the Zoning Ordinance.
B. Future Sewer Overlay Zoning. The buffer yard requirements for undeveloped land that is
zoned Future Sewer Overlay District (FSO) shall be established based on the Zoning Districts
associated with the future land use category as assigned in the Comprehensive Plan for any
undeveloped parcel.
C. Alternative to Buffering. As an alternative to the buffer yard requirements of §154.250,
residential lots with a minimum area of one (1) acre in size may be platted along the boundary
of developments within the LDR, MDR, and HDR zoning district that are adjacent to or across
the street from property that is zoned RE or RS (R-1).
§154.455 Site Design and Development Standards.
July 2012 - Draft 10-6 Urban Residential Districts
Development of land within the urban residential districts shall follow established standards for traffic
circulation, landscape design, parking, signs and other considerations as specified in Articles 5, 6 and
7. The following standards apply to specific uses, and are organized by district.
A. Planned Unit Developments, All Urban Residential Districts. A planned unit development may
be submitted for consideration within any residential district, subject to the requirements and
standards established in Section 154.800, Planned Unit Developments.
1. A residential development that exceeds 15 units per acre in an HDR Zoning District may be
allowed as a Planned Unit Development in accordance with the density bonus provisions of
Section 154.800, Planned Unit Developments.
B. Single-Family Detached Dwellings, All Urban Residential Districts. All single-family dwellings
shall be at least twenty-four (24) feet in width, at least nine hundred sixty (960) square feet in
area, and be placed on a permanent foundation.
C. Secondary Dwelling, All Urban Residential Districts. The purpose of a secondary dwelling is to
provide life-cycle housing opportunities for family members or small households of one or two
people, while providing more efficient use of large single-family dwellings or large lots.
1. A secondary dwelling unit may be located within a principal structure used as a single-
family detached dwelling, above a detached garage, or within a separate detached
structure.
2. There shall be no more than one secondary dwelling unit on the zoning lot.
3. At least one dwelling unit on the zoning lot shall be owner-occupied.
4. The minimum lot area shall be two thousand five hundred (2,500) square feet greater than
the minimum lot area required for a single-family detached dwelling in the zoning district.
5. If the secondary unit is included in the principal building, the appearance of the building
shall remain that of a single-family dwelling. Any new or additional entrances must face
the side or rear of the building.
6. Whether the secondary unit is an addition to an existing structure or a new detached
structure, roof pitch, windows, eaves and other architectural features must be the same or
visually compatible with those of the principal building. Exterior finish materials and trim
must be the same or closely match in type, size and location the materials and trim of the
original building.
7. A secondary unit within the principal structure shall not contain more than thirty (30)
percent of the principal building’s total floor area or eight hundred (800) square feet,
whichever is less. A detached secondary unit shall not exceed one thousand (1,000) square
feet in gross floor area.
8. Impervious limits for the lot within the zoning district in question shall not be exceeded.
D. Wayside Stand, All Urban Residential Districts
1. No more than one stand per lot shall be permitted.
2. Adequate off-street parking shall be provided.
E. Single-Family Detached Dwelling, All Urban Residential Districts
1. No parking shall be located in the front yard or between the front façade and the street
except on a permitted driveway.
2. The primary entrance shall be located on the façade fronting a public street.
F. Two-Family Dwelling, MDR and HDR Districts
1. No parking shall be located in the front yard or between the front façade and the street
except on a permitted driveway.
July 2012 - Draft 10-7 Urban Residential Districts
2. Access to the second dwelling unit shall be either through a common hallway with one
front entrance, or by means of a separate entrance.
3. New housing types should be introduced in limited quantities to increase diversity and
housing choice, not to replace whole blocks of existing housing. Therefore, no more than
one-quarter of the lineal frontage of a developed block may be redeveloped as two-family
units, and no further two-family or higher density development is permitted once this
threshold is reached. Lineal frontage shall be measured around the entire perimeter of the
block.
4. Two-family dwellings shall be designed to reflect the general scale and character of
surrounding buildings on surrounding blocks, including front yard depth, building width
height and roof pitch, primary materials, façade detailing and size and placement of
window and door openings.
G. Single-Family Attached Dwelling (Townhouse), MDR District
1. A maximum of eight (8) units shall be permitted within a single building. Buildings with
more than eight (8) units may be allowed as a Conditional Use.
2. Townhouses shall be located on lots in such a way that each individual unit has a minimum
of fifteen (15) feet of street frontage. No parking shall be located in the front yard or
between the front façade and the street.
a. Townhouses that do not meet the minimum requirements for frontage along a street or
that have frontage along a private street may be allowed as a Conditional Use.
3. The primary entrance shall be located on the façade fronting a public street unless the
townhouses are approved as a Conditional Use under §154.455.G.2.a above; an additional
entrance may be provided on the rear or side façade.
4. New housing types should be introduced in limited quantities to increase diversity and
housing choice, not to replace whole blocks of existing housing. Therefore, no more than
one-quarter of the lineal frontage of a developed block (measured around the entire block
perimeter) may be converted to townhouse units, and no further townhouse, two-family or
higher-density development is permitted once this threshold is reached.
5. Townhouse units shall be designed to reflect the general scale and character of existing
buildings on surrounding blocks, including front yard depth, height and roof pitch, primary
materials, façade detailing and size and placement of window and door openings.
6. Common open space for use by all residents or private open space adjacent to each unit
shall be provided. Such open space shall comprise a minimum of five hundred (500) square
feet per unit.
H. Multi-Family Building, MDR District
1. A maximum of eight (8) units shall be permitted within a single building. Buildings with
more than eight (8) units may be allowed as a Conditional Use.
2. The multi-family building shall be designed to reflect the general scale and character of
buildings on surrounding blocks, including front yard depth, roof pitch, primary materials,
façade detailing and size and placement of window and door openings.
3. No parking shall be located in the front yard or between the front façade and the street.
4. New housing types should be introduced in limited quantities to increase diversity and
housing choice, not to replace whole blocks of existing housing. Therefore, no more than
one-quarter of the lineal frontage of a block (measured around the entire block perimeter)
may be developed as multi-family units, and no further multi-family, two-family or
townhouse development is permitted on the block once this threshold is reached.
July 2012 - Draft 10-8 Urban Residential Districts
5. Common open space for use by all residents or private open space adjacent to each unit (as
a courtyard or balcony) shall be provided. Such open space shall comprise a minimum of
three hundred (300) square feet per unit.
I. Funeral Home, HDR District. A facility developed after the effective date of this ordinance
shall have access to an arterial or collector street of sufficient capacity to accommodate the
traffic that the use will generate. A minimum of two access points shall be provided.
1. Additions or new construction shall be designed to reflect the general scale and character
of the existing building and surrounding neighborhood, including front yard depth, roof
pitch, primary materials, façade detailing and size and placement of window and door
openings.
J. Single-Family Attached Dwelling, HDR District.
1. A maximum of ten (10) units shall be permitted within a single building. Buildings with
more than ten (10) units may be allowed as a Conditional Use.
2. Townhouse dwellings shall be located on lots in such a way that each individual unit has a
minimum of fifteen (15) feet of street frontage. No parking shall be located in the front
yard or between the front façade and the street.
a. Townhouses that do not meet the minimum requirements for frontage along a street or
that have frontage along a private street may be allowed as a Conditional Use.
3. The primary entrance shall be located on the façade fronting a public street unless the
townhouses are approved as a Conditional Use under §154.455.J.2.a above; an additional
entrance may be provided on the rear or side façade.
4. Common open space for use by all residents or private open space adjacent to each unit
shall be provided. Such open space shall comprise a minimum of three hundred (300)
square feet per unit.
K. Multi-Family Building, HDR District
1. No parking shall be located in the front yard or between the front façade and the street.
2. Common open space for use by all residents or private open space adjacent to each unit (as
a courtyard or balcony) shall be provided. Such open space shall comprise a minimum of
two-hundred (200) square feet per unit.
L. Live-Work Unit, HDR District. The purpose of a live-work unit is to provide a transitional use
type between a home occupation and a larger commercial enterprise, and to provide
neighborhood-oriented commercial services, while maintaining a generally residential
character in which the work space is subordinate to the residential use.
1. The work space component shall be located on the first floor or basement of the building.
2. The dwelling unit component shall maintain a separate entrance located on the front or
side facade and accessible from the primary abutting public street.
3. The work space component of the unit shall not exceed thirty (30) percent of the total
gross floor area of the unit.
4. A total of two off-street parking spaces shall be provided for a live-work unit, located to
the rear of the unit or underground/enclosed.
5. The size and nature of the work space shall be limited so that the building type may be
governed by residential building codes. An increase in size or intensity beyond the
specified limit on floor area would require the building to be classified as a mixed-use
building.
6. The business component of the building may include offices, small service establishments,
home crafts which are typically considered accessory to a dwelling unit, or limited retailing
July 2012 - Draft 10-9 Urban Residential Districts
(by appointment only) associated with fine arts, crafts, or personal services. It may not
include a wholesale business, a manufacturing business, a commercial food service
requiring a license, a limousine business or auto service or repair for any vehicles other
than those registered to residents of the property.
7. The business of the live-work unit must be conducted by a person who resides on the same
lot. The business shall not employ more than two (2) workers on-site at any one time who
live outside of the live-work unit.
M. Offices or Personal Services, HDR District. The establishment shall not exceed three thousand
(3,000) square feet in size, and may be located within a multi-family building or a free-
standing building.
1. Additions or new construction shall be designed to reflect the general scale and character
of surrounding buildings, including front yard depth, roof pitch, primary materials, façade
detailing and size and placement of window and door openings.
2. No parking shall be located in the front yard or between the front façade and the street.
3. No building shall be constructed and no residential building shall be wholly or partially
converted to such a use within a distance of three hundred (300) feet from any other retail
or service business on the same street within the HDR District.
N. Neighborhood Convenience Store, HDR District.
1. The establishment shall not exceed three thousand (3,000) square feet in size, and may be
located within a multi-family building or a free-standing building.
2. Additions or new construction shall be designed to reflect the general scale and character
of existing buildings on surrounding blocks, including front yard depth, roof pitch, primary
materials, façade detailing and size and placement of window and door openings.
3. No parking shall be located in the front yard or between the front façade and the street.
4. The use shall occupy a corner property. Any freestanding building developed on such a
property shall have a minimum setback of ten (10) feet from each right-of-way line.
5. No building shall be constructed and no residential building shall be wholly or partially
converted to such a use within a distance of five hundred (500) feet from any other retail
or service business on the same street within the HDR District.
§154.456 Accessory Uses and Structures.
Accessory uses are listed in the Urban Residential District Use Table as permitted or conditional
accessory uses. Accessory uses and structures in the urban residential districts shall comply with the
following standards and all other applicable regulations of this ordinance:
A. Phasing. No accessory use or structure shall be constructed or established on any lot prior to
the time of construction of the principal use to which it is accessory.
B. Incidental to Principal Use. The accessory use or structure shall be incidental to and
customarily associated with the principal use or structure served.
C. Subordinate to Principal Use. The accessory use or structure shall be subordinate in area,
extent, and purpose to the principal use or structure served.
D. Function. The accessory use or structure shall contribute to the comfort, convenience, or
necessity of the occupants of the principal use or structure served.
E. Location. The accessory use or structure shall be located on the same zoning lot as the
principal use or structure.
§154.457 Residential Accessory Structures.
July 2012 - Draft 10-10 Urban Residential Districts
In all residential districts, the design and construction of any garage, carport, or storage building shall
be similar to or compatible with the design and construction of the main building. The exterior
building materials, roof style, and colors shall be similar to or compatible with the main building or
shall be commonly associated with residential construction.
A. Attached structures. An accessory structure shall be considered attached, and an integral part
of, the principal structure when it is connected by an enclosed passageway. All attached
accessory structures shall be subject to the following requirements:
1. The structure shall meet the required yard setbacks for a principal structure, as
established for the zoning district in which it is located.
2. The structure shall not exceed the height of the principal building to which it is attached.
B. Attached Garages.
1. Attached garages are encouraged to be side or rear loaded. If facing the primary street,
garages shall be designed using one of the following techniques, unless specific physical
conditions on the lot in question require a different approach:
a. The front of the garage is recessed at least four (4) feet behind the plane of the
primary façade; or
b. The front of the garage is recessed at least four (4) feet behind a porch if the garage is
even with the primary façade; or
c. The width of the attached garage shall not exceed 60% of the width of the entire
principal building façade (including garage) fronting the primary street.
2. Attached garages shall not exceed one thousand (1,000) square feet in area at the ground
floor level except by conditional use permit.
3. Garage doors or openings shall not exceed fourteen (14) feet in height.
C. Detached structures. Detached accessory structures shall be permitted in residential districts
in accordance with the following requirements:
1. Detached accessory structures shall be located to the side or rear of the principal building,
and are not permitted within the required front yard or within a side yard abutting a
street.
2. Detached garages shall not exceed one thousand (1,000) square feet at ground floor level
and shall not exceed a height of twenty-two (22) feet or the height of the principal
structure, whichever is higher. The maximum size and height may be increased upon
approval of a conditional use permit, provided that lot coverage requirements are
satisfied.
3. Pole barns, as defined herein, exceeding one hundred twenty (120) square feet shall be
prohibited.
4. No more than thirty (30) percent of the rear yard area may be covered by accessory
structures.
5. Garage doors or openings shall not exceed fourteen (14) feet in height.
§154.458 Accessory Uses.
A. Exterior Storage in Residential Districts. All materials and equipment shall be stored within a
building or be fully screened so as not to be visible from adjoining properties, except for the
following:
1. Laundry drying,
July 2012 - Draft 10-11 Urban Residential Districts
2. Construction and landscaping materials and equipment currently being used on the
premises. Materials kept on the premises for a period exceeding six (6) months shall be
screened or stored out of view of the primary street on which the house fronts.
3. Agricultural equipment and materials, if these are used or intended for use on the
premises.
4. Off-street parking and storage of vehicles and accessory equipment, as regulated in Article
5, Section 155.67.
5. Storage of firewood shall be kept at least ten (10) feet from any habitable structure and
screened from view from adjacent properties.
6. Outdoor parking.
B. Temporary Sales. Temporary sales, also known as yard or garage sales, are permitted in all
residential districts, limited to two (2) per calendar year per residence, not to exceed four (4)
days in length.
§154.459 Accessory Uses and Structures Not Listed.
Standards for accessory uses and structures that are permitted in all districts, or in all residential
buildings in any district, are listed in Article 7, Specific Development Standards. These include uses
such as family and group family day care, bed and breakfast facilities, and home occupations, and
structures such as swimming pools and solar equipment.
August 2012 - Draft 12-1 Commercial Districts
ARTICLE 12 – COMMERCIAL DISTRICTS
§154.550 Purpose and District Description
§154.551 Permitted, Conditional and Interim Uses
§154.552 Lot Dimensions and Building Bulk Requirements
§154.553 General Site Design Considerations, Commercial Districts
§154.554 Development Standards for Specific Uses
§154.555 Commercial District Design Standards
§154.550 Purpose and District Descriptions.
The commercial districts are established to provide a range of goods and services for City residents
within the City’s existing commercial corridors and districts, to promote employment opportunities and
the adaptive reuse of existing commercial buildings, and to maintain and improve compatibility with
surrounding areas. In all the commercial districts, consideration should be given to building and site
design to provide for efficient and well-integrated use of land, ensure compatibility with adjacent
residential districts, to control traffic and improve the pedestrian environment. The commercial
districts are as follows:
A. LC Neighborhood Office/Limited Commercial District. The purpose of the LC district is to
provide for the establishment of limited scale neighborhood commercial centers that offer
basic convenience type goods and services to the immediately surrounding residential
neighborhoods in areas that are not planned for public sanitary sewer services. Office uses and
other business uses are allowable on a limited scale. It is the intent of this district to promote
a high quality of business design and development that produces a positive visual image and
minimizes adverse effects from traffic congestion, noise, odor, glare, and similar impacts.
B. CC Convenience Commercial District. The CC District is established to provide for smaller scale
commercial development and attractive neighborhood shopping centers that are compatible
with surrounding residential and business park development, ideally located at the intersection
of two or more collector streets or at the intersection of an arterial and collector street.
Convenience goods and services are those which are purchased frequently, i.e., at least
weekly; for which comparison buying is not required; and which can be sustained in a limited
trade area. Such uses include convenience markets, personal services and repair shops. A
limited number of other uses, including but not limited to restaurants, gas stations, medical
centers, religious institutions, transit-related park-and-ride lots, and facilities with drive-up
windows, are also allowed.
C. C Commercial District. The purpose of the C District is to provide for the establishment of
commercial and service activities which draw from and serve customers from the entire
community or region and are located in areas that are well served by collector or arterial
street facilities outside the Village Area. It is intended to allow the widest range of
commercial uses, especially those that are oriented towards the travelling public or that need
large sites with highway access and visibility. Residential uses may be appropriate as part of a
mixed-use commercial development, with unit densities being determined by either the
identified range within the comprehensive plan or to a level deemed appropriate as part of a
planned unit development.
D. BP Business Park/Light Manufacturing District. The purpose of the BP District is to provide
areas for attractive, high quality business park development primarily for office, high quality
manufacturing and assembly, and non-retail uses in developments which provide a harmonious
transition to residential development and neighborhoods by: 1) conducting all business
activities and essentially all storage inside buildings, 2) consisting of high quality and attractive
buildings which blend in with the environment, 3) providing open space, quality landscaping
and berming; 4) including berming and buffering of parking, loading docks and other similar
functions; and 5) protecting and enhancing the natural environment and 6) providing users with
August 2012 - Draft 12-2 Commercial Districts
an attractive working environment that is unique in the eastern metropolitan area with
immediate access to I-94.
§154.551 Permitted, Conditional and Interim Uses.
Table 12-1 lists all permitted and conditional uses allowed in the commercial districts. “P” indicates a
permitted use, “C” a conditional use and “I” an interim use. Uses not so indicated shall be considered
prohibited. Cross-references listed in the table under “Standards” indicate the location within this
Ordinance of specific development standards that apply to the listed use.
A. Combinations of uses. The following use types may be combined on a single parcel:
1. Principal and accessory uses.
2. Other permitted or conditional uses allowed within the district may be combined on a
single parcel, provided that a unified and integrated site plan is approved. The entire
development must be approved as a conditional use.
3. A mixed-use building that combines permitted or conditionally permitted residential,
service, retail and civic uses may be developed meeting the form standards of this Article.
Office or studio uses on upper stories are encouraged.
August 2012 - Draft 12-3 Commercial Districts
Table 12-1: Permitted, Conditional and Interim Uses, Commercial Districts
LC CC C BP Standard
Residential Uses
Household Living
Single-family attached dwelling - - C - 154.554.A
Multifamily dwelling - - C - 154.554.B
Live-work unit C C C - 155.145.E
Group Living
Semi-Transient Accommodations - - C - 155.102.F
Congregate Housing - - C -
Public and Civic Uses
Colleges and Universities - - C C 155.103.B
Community Service - C C C 155.103.C
Day Care Center C C C C 155.103.D
Schools, Public and Private - - C C 155.103.E
Public Assembly - - C C 155.103.F
Religious Institutions - - C - 155.103.G
Services
Business Services P P P P
Business Center P P P P
Offices P P P P
Commercial Kennel - - C -
Communication Services C C P P
Educational Services P P P P
Financial Institution P P P P
Funeral Home - C P -
Lodging - - P C 154.554.C
Medical Facility -
- C C 155.104.B
Membership Organization P P P -
Nursing and Personal Care C C C - 155.104.C
Personal Services P P P -
Repair and Maintenance Shop - - P - 154.554.D
Self-Service Storage - - C C 155.104.D
Trade Shop - - P - 154.554.E
Transportation Services - - - C
Veterinary Services P P P C
154.554.F
Food Services (154.554.K)
Standard Restaurant - P P C 154.554.L
Drive-in Restaurant - C C - 155.105.A
Drinking & Entertainment - C P - 155.105.B
August 2012 - Draft 12-4 Commercial Districts
LC CC C BP Standard
Fast Food Restaurant -
P P C 154.554.M
Sales of Merchandise
General Retail Sales C P P C 154.554.N
Building Supplies Sales -
- C -
Warehouse Club Sales - - C -
Furniture and Appliance Sales - - P -
Grocery, Supermarket - - P -
Liquor Store - - P -
Garden Center - - P - 154.554.G
Neighborhood Convenience Store - P P -
Shopping Center - P P -
Wholesaling - - P -
Automotive/Vehicular Uses
Automobile Maintenance Service - - C - 154.554.H
Automobile Parts/Supply - - P - 154.554.H
Car Wash - - C -
Commercial Vehicle Repair - - - - 155.155.J
Gasoline Station - C C - 155.106.B
Parking Facility - - C C 154.554.I
Sales and Storage Lots - - C -
Outdoor Recreation
Campgrounds and Trailering - - - - 155.107.A
Golf Course - - - -
Marina - - - - 155.107.C
Outdoor Entertainment - - - - 155.107.D
Outdoor Recreation Facility - - C - 155.107.E
Parks and Open Areas P P P P
Restricted Recreation - - - -
Indoor Recreation/Entertainment
Adult Establishment - - - C Chapter 113
Indoor Athletic Facility - C P C 155.108.B
Indoor Recreation - - C - 155.108.B
Agricultural and Related Uses
Agricultural Sales Business - I P - 154.110
Agricultural Services - - C -
Agricultural Support - - C -
Greenhouses – Non Retail - - - -
Wayside Stand P P P P
August 2012 - Draft 12-5 Commercial Districts
LC CC C BP Standard
Industrial and Extractive Uses
Heavy Industrial - - - -
Landfill - - - -
Light Industrial - - - C
Non-production Industrial - - - C 154.554.J
Motor Freight and Warehousing - - - C
Research and Testing - - - C
Resource Extraction - - - -
Salvage/Recyclable Center - - - -
Transportation and Communications
Broadcasting and Communications C C C C 154.110 – 154.123
Accessory Uses
Bed and Breakfast - - - - 155.111.C
Drive-Through Facility - C C - 155.111.D
Family Day Care - - - - 155.111.E
Group Family Day Care - - - - 155.111.E
Home Occupation - - - - 155.111.A,B
Parking Facility C C P P 154.554.I
Outdoor Storage - - C -
Outdoor Display - - C -
Solar equipment P P P P
Other structures typically incidental
and clearly subordinate to permitted
use
P P P P
1 General Retail Sales shall include all of the subcategories identified in the Section 154.012.B.5 under
Retail Trade with the exception of those subcategories listed separately in Table 11-1 above.
August 2012 - Draft 12-6 Commercial Districts
§154.552 Lot Dimensions and Building Bulk Requirements.
Lot area and setback requirements shall be as specified in Table 12-2 Lot Dimension and Setback
Requirements, Commercial Districts.
Table 12-2: Lot Dimension and Setback Requirements, Commercial Districts
LC CC C BP
Minimum Lot Area (sq. ft.) 3.5 acres 12,000 20,000 2 acres
Minimum Lot Width (feet) 300 75 100 200
Minimum Lot Depth (feet) 400 - - -
Maximum Height (feet/stories) 35 35 45 50a
Maximum Impervious Coverage 40% 60% 75% 75%
Building Setback Requirements (feet)
Front Yard 100 30 30 50
Interior Side Yard 50 20 10 30
Corner Side Yard 100 25c 25c 30
Rear Yard 50 30b 30b 30
Residential Zones 150 50 50 150
Parking Setback Requirements (feet)
Front Yard 50 15 15 30
Interior Side Yard 50 10 10 15
Corner Side Yard 50 15 15 30
Rear Yard 50 10 10 15
Residential Zones 100 35 35 100
Minimum Building Floor Size (sq. ft.) 4,000 - - 5,000
Notes to Table 11-2
a. Buildings higher than 50 feet may be allowed through a Conditional Use Permit and would be
subject to a separate technical and planning evaluation.
b. Accessory buildings must be set back 10 feet from property lines.
c. Corner properties: The side façade of a corner building adjoining a public street shall maintain
the front setback of the adjacent property fronting upon the same public street, or the
required front yard setback, whichever is less. If no structure exists on the adjacent property,
the setback shall be as shown in the table.
§154.553 General Site Design Considerations, Commercial Districts.
Development of land within the commercial districts shall follow established standards for traffic
circulation, landscape design, and other considerations as specified in Articles 5, 6 and 7.
August 2012 - Draft 12-7 Commercial Districts
A. Circulation. Internal connections shall be provided between parking areas on adjacent
properties wherever feasible.
1. The number and width of curb-cuts shall be minimized. To promote pedestrian circulation,
existing continuous curb-cuts shall be reduced to widths necessary for vehicular traffic, and
unnecessary or abandoned curb cuts shall be removed as parcels are developed.
B. Fencing and screening. Fencing and screening walls visible from the public right-of-way shall be
constructed of materials compatible with the principal structure.
C. Lighting design. Lighting shall be integrated into the exterior design of new or renovated
structures to create a greater sense of activity, security, and interest to the pedestrian. All
lighting shall be installed in conformance to Section §150.035 through §150.038.
D. Exterior Storage. Exterior materials storage must be screened from view from adjacent public
streets and adjacent residential properties, by a wing of the principal structure or a screen
wall constructed of the same materials as the principal structure. Height of the structure or
screen wall must be sufficient to completely conceal the stored materials from view at eye
level (measured at six feet above ground level) on the adjacent street or property.
§154.554 Development Standards for Specific Uses.
The following standards apply to specific uses allowed within the Commercial Districts. Other specific
use standards are located in Article 7.
A. Single-family attached dwellings, C District. Limited to areas that are designated as mixed-
use in the Comprehensive Land Use Plan.
B. Multi-family dwelling units, C District. Dwelling units (both condominium and rental) are
allowed as follows:
1. Within those areas designated as mixed-use in the Comprehensive Plan.
2. On the upper floors or rear or side ground floors of a mixed-use building approved as part
of a Planned Unit Development
C. Lodging, BP District. Must incorporate a full-service restaurant and rooms accessible only
through interior corridors and be subordinate to a main business complex.
D. Repair and Maintenance Shop. No outdoor storage is permitted.
E. Trade Shop. Exterior materials storage must be totally screened from view from adjacent
public streets and adjacent residential properties, by a wall of the principal structure or a
screen wall constructed of the same materials as the principal structure.
F. Veterinary Services. All activities must be conducted within an enclosed building.
Crematoriums are not allowed.
G. Garden Center
1. The storage or display of any materials or products shall meet all primary building setback
requirements of a structure, and shall be maintained in an orderly manner. Screening
along the boundaries of adjacent residential properties may be required, meeting the
standards of Article 6, Section 155.89.F.
2. All loading and parking shall be provided off-street.
3. The storage of any soil, fertilizer or other loose, unpackaged materials shall be contained
so as to prevent any effects on adjacent uses.
H. Automobile Maintenance Service and Automobile Parts/Supply.
1. All vehicle repairs shall be conducted in a completely enclosed building.
2. The storage or display of inoperable or unlicensed vehicles or other equipment shall meet
August 2012 - Draft 12-8 Commercial Districts
all setback requirements of a primary structure, and shall be totally screened from view
from adjacent public streets and adjacent residential properties.
I. Parking Facility, C District. Structured parking is permitted as a ground floor use within a
mixed-use building, provided that it is located on side or rear facades, not facing the primary
abutting street. The primary street-facing façade shall be designed for retail, office or
residential use.
J. Non-Production Industrial, BP District. Non-production industrial use shall be allowed as a
principal use, and may include wholesale and off-premise sales, provided that:
1. The use is served by a street of sufficient capacity to handle the traffic the use will
generate.
2. The use includes a retail or office component equal to at least twenty-five (25) percent of
the floor area of the use.
3. An appropriate transition area between the use and adjacent property may be required, to
include landscaping, screening and other site improvements consistent with the character
of the area.
K. Outdoor Dining Accessory to Food Services. Outdoor dining is allowed as an accessory use in
the commercial districts, provided that tables do not block a public sidewalk or other walkway
needed for pedestrian circulation. A minimum of five (5) feet of sidewalk or walkway must
remain open.
L. Standard Restaurant, BP District. Must be incorporated as part of a larger business center or
lodging use.
M. Fast Food Restaurant, BP District. Must be incorporated as part of a larger business center or
lodging use.
N. Retail Trade, BP District. Limited to uses clearly incidental and accessory to a permitted or
conditionally permitted principal use of the land.
1. The compounding, dispensing or sale of drugs, prescription items, patient or proprietary
medicine, sick room supplies, prosthetic devices or items relating to any of the permitted
or conditionally permitted uses is only allowed when conducted in the building occupied
primarily by medical facilities or offices.
§154.555 Commercial District Design Standards.
A. Purpose and Intent. It is the purpose and intent of the city, by the adoption of the
performance standards of this article, to ensure commercial buildings constructed within the
city are of a high quality of exterior appearance and consistent with the Comprehensive Plan.
These standards shall apply to all commercial districts within the city.
1. It is the finding of the city that a limited selection of primary exterior surfacing materials
meets this standard of quality.
2. It is the further finding of the city that several specific exterior surfacing materials are
appropriate, and of sufficient quality, to be utilized only as accent materials in varying
percentages. The variations of percentage of specific accent materials relates to a finding
by the city as to the relative quality and rural character of those respective accent
materials.
B. Architectural and Site Plan Submittals. New building proposals shall include architectural and
site plans prepared by registered architect and shall show the following as a minimum:
1. Elevations of all sides of the buildings;
August 2012 - Draft 12-9 Commercial Districts
2. Type and color of exterior building materials;
3. Typical general floor plans;
4. Dimensions of all structures; and
5. Location of trash containers, heating, cooling and ventilation equipment and systems.
C. Applicability – Structure Additions and Renovation.
1. Additions to existing structures resulting in an increase of gross floor area of the structure
of less than 100%; and/or installation of replacement exterior surfacing of any portion of an
existing structure shall be exempt from the standards of this division where it is found that
the new or replacement exterior surfacing proposed is identical to that of the existing
structure.
2. Where additions to an existing structure result in an increase in the gross floor area of the
existing structure of 100% or greater, the entire structure (existing structure and structure
addition) shall be subject to the standards of this division.
D. Performance Standards – Primary Exterior Surfacing.
1. The primary exterior surfacing of structures shall be limited to natural brick, stone, or
glass. Artificial or thin veneer brick or stone less than nominal 4 inches thick shall not
qualify as complying with this performance standard.
2. Primary exterior surface shall be defined as not less than 70% of the sum of the area of all
exterior walls of a structure nominally perpendicular to the ground. All parapet or
mansard surfaces extending above the ceiling height of the structure shall be considered
exterior surface for the purposes of this division. Windows and glass doors shall be
considered a primary surface, but the sum area of this glass shall be deducted from the
wall area for purposes of the 70% primary/30% accent formulas of this chapter. Doors of
any type of material, except glass, shall not be considered a primary exterior surface.
3. Each wall of the structure shall be calculated separately and, individually comply with the
70/30 formula.
E. Performance Standards – Exterior Surfacing Accents. Not more than 30% of the exterior wall
surfacing, as defined by division (D) above, may be of the following listed accent materials, but
no single accent material, except natural wood, may comprise more than 20% of the total of all
accent materials; and, no combustible materials shall be used:
1. Cedar, redwood, wood siding;
2. Cement fiber board;
3. Standing seam metal;
4. Architectural metal;
5. Stucco;
6. Poured in place concrete (excluding “tilt-up” panels);
7. Architectural metal panels; and
August 2012 - Draft 12-10 Commercial Districts
8. Porcelain or ceramic tile.
F. Performance Standard – Accessory Structures. All accessory structures shall comply with the
exterior surfacing requirements specified by division (D) above.
G. Performance Standard – HVAC Units and Exterior Appurtenances. All exterior equipment,
HVAC and trash/recycling and dock areas shall be screened from view of the public with the
primary exterior materials used on the principal structure.
H. Performance Standard – Visible Roofing Materials. Any roofing materials that are visible from
ground level shall be standing seam metal, fire-treated cedar shakes, ceramic tile, clay tile,
concrete or slate.
I. Applicability – New Construction. The standards of this division shall be applicable to all
structures and buildings constructed in the city, on and after the effective date of this chapter.
The performance standards of this division shall not be in any manner minimized by subsequent
planned unit development plans or agreement.
Planning Commission
Date: 8/13/2012
Item: 5a
Business Item
ITEM: Design Guidelines Presentation and Discussion
SUBMITTED BY: Nick Johnson, City Planner
REVIEWED BY: Kyle Klatt, Planning Director
_________________________________________
SUMMARY AND ACTION REQUESTED:
Staff will present some case studies and examples of development design guidelines and
standards to the Planning Commission. The purpose of this presentation is to stimulate
discussion aimed at defining the approach the City of Lake Elmo should take in
implementing design standards. Guidelines and standards will eventually be attached to
the new sewered zoning districts in the Zoning Ordinance.
RECCOMENDATION:
No action is required at this time. The Planning Commission is asked to better define the
approach for implementing design standards that will capture the desired form and
character in future development.
ATTACHMENTS:
1. Development Design Standards: Research Summary
ORDER OF BUSINESS:
- Introduction ...................................................................................Planning Staff
- Report by Staff ..............................................................................Planning Staff
- Questions from the Commission ....................... Chair & Commission Members
- Discussion by the Commission ......................... Chair & Commission Members
- Action by the Commission................................ Chair & Commission Members
2
Development Design Guidelines: Case Studies & Examples
Purpose:
Intended for general education and discussion, Staff has assembled the following examples of design
standards/guidelines in order to present ideas regarding the types of standards that should be
implemented to achieve desirable development outcomes within the urban residential and commercial
zoning districts. The purpose of this discussion is to better define the approach of implementing design
guidelines and standards that will support the City’s goals pertaining to the character and form of future
development. The following set of design standards have been selected from these four sources:
1. City of Eden Prairie Town Center Design Guidelines
2. Oak Park Design Standards and Guidelines (City of Sacramento, CA)
3. Camp Phillips Business Campus (City of Weston, WI)
4. City of Wayzata Design Standards
Each example of design guidelines represents different goals and development areas/intensities for
which they are intended. For example, the Eden Prairie Town Center Design Guidelines are intended for
a downtown core area, comprised of higher densities and mixed use, whereas the Oak Park Design
Standards and Guidelines (City of Sacramento) include standards for traditional, single‐family
neighborhoods. It is important to recognize that not all of these standards included in the examples will
achieve the desired development outcome that is appropriate for Lake Elmo. Staff simply included the
standards or guidelines that may be applicable or worth consideration for Lake Elmo’s future standards.
Organization:
The following examples are organized into three categories:
1. Single‐Family Residential
2. Multi‐Family Residential
3. Commercial
While the ultimate design guidelines may not take on this exact organization, this structure provides an
example of how to administer design guidelines according to different types and intensities of land use.
Within these different land uses, the standards are organized into three sub categories: site
development, buildings, and parking. These three subcategories describe how the site functions, the
standards of the building itself, and the circulation of the site.
2
The Planning Commission is encouraged to examine these examples to gain a better understanding of
the basics of design guidelines and standards. Through presentation and discussion of various methods
of instituting design standards, Staff hopes to determine the direction and approach that will be utilized
for the implementation of Lake Elmo’s standards.
Design Guideline Examples
I. Single‐Family Residential
A. Site Development
1. Building Placement and Setbacks
i. Oak Park Design Standards and Guidelines (OPDSG)
a. Homes should be oriented toward the front of the lot with front
entries facing the street to encourage an active visual
relationship with the street.
b. Setbacks should be slightly varied to create visual interest along
the block.
2. Landscaping
i. OPDSG
a. Two trees should be planted in the front yard at a minimum on
interior lots, and three trees at a minimum on corner lots.
b. Bare soil should be planted or mulched with bark, stone, or
other suitable materials to avoid unnecessary runoff.
c. Tree species should be selected so that each tree’s canopy at
full growth can be accommodated by the site.
B. Buildings
1. Building Scale and Mass
i. OPDSG
a. Homes should be oriented perpendicular to the street to reduce
the appearance of mass.
b. The mass of a larger structure should be broken down into
smaller components through articulation.
2. Building Form and Facade
i. OPDSG
a. Facades should be articulated to break up the surface and
decrease the appearance of mass. This may be accomplished
with the following architectural features:
• Protruding or recessed facade surfaces
• Bow, bay, or dormer windows
• Horizontal elements such as cornices, window lintels, or
horizontal bands
• Porches or porticoes
b. All sides of the home should be given visual interest. No side
should present an entirely blank facade.
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c. Architectural elements, such as dormers, multiple gables, and
windows, should be added to the second story to break up the
facade.
d. New stylistic interpretations of traditional architecture are
welcomed. Plans should follow fundamental design principles
without always copying them
3. Roof Design
i. OPDSG
a. Flat roofs are discouraged.
b. Roofing materials must have a minimum 30‐year guarantee (40‐
year guarantee is encouraged).
c. The color and materials used for roofing should complement
the color and architectural style of the home.
d. The following materials are recommended:
• Laminated dimensional (asphalt) shingles
• Wood shingles/shakes
• Laminated dimensional fiberglass shingles
• Lightweight concrete shingles
• Terra cotta tile or lightweight concrete tile
• Slate shingles
e. Roof forms and slopes of additions should be similar to those of
the original structure.
4. Lighting
i. OPDSG
a. Lighting is required for the front entryway, walkways, and
garage area.
b. Lighting fixtures should be designed for exterior use and should
be weather resistant
c. Addresses should be illuminated and clearly visible from the
street.
d. Lighting fixtures should be directed away from adjacent areas to
minimize light pollution.
C. Parking
1. Parking
i. OPDSG
a. Alternative driveway paving surfaces, such as mortared brick or
concrete pavers, are encouraged to minimize the appearance of
a monotonous paved front‐yard.
b. Permeable materials, such as pavers, cobblestone, or similar
treatments, are also recommended driveway materials.
II. Multi‐Family Residential
A. Site Development
1. Building Placement and Setbacks
i. Proposed HDR Zoning District (LE Code)
a. 20’ minimum front‐yard setback
ii. Eden Prairie Town Center Design Guidelines (EPTCDG)
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a. 10’ minimum setback, 20’ maximum setback.
b. Front‐yard setback area should be utilized for front stoops,
building entries, plaza/patio space, landscaping, ornamental
fencing and building identity.
iii. OPDSG
a. Buildings should be easily accessed from the street, calling for
minimum front‐yard setbacks, particularly near mixed use or
commercial development .
b. Common spaces should be located at the interior of the lot to
promote safety for children and easy access for residents.
c. Large multi‐family developments should be designed with
varied setbacks that contribute to an interesting streetscape
and avoids monotonous street wall.
d. Individual buildings can also be designed with an articulated
front, with porches closer to the street than recessed garages.
2. Streetscapes
i. EPTCDG
a. Provide continuous sidewalks on all streets to encourage
pedestrian circulation and connection to the community.
b. Boulevard areas should be planted with turf grass and/or other
attractive, low maintenance ground cover. In addition, street
trees or boulevard trees should be planted at regular intervals.
c. Pedestrian scaled street lighting that is shielded to prevent glare
on adjacent residential properties is encouraged.
d. Provide site furnishings such as benches, trash receptacles, bike
racks, etc.
e. Sidewalk materials should be attractive, durable, and low‐
maintenance.
ii. OPDSG
a. Multi‐family structures that present a blank wall to the street
are not allowed.
b. Multi‐family structures should have entry features that front
onto the street (doors, porches, stoops, etc.).
c. Recessed features are discouraged (make entryways highly
visible for safety).
d. Paths and access points should be clearly visible and well lit at
night.
3. Landscaping
i. EPTCDG
a. Goals: reduce impermeable surfaces, reduce visual impact of
parking, and integrate built environment with natural
landscape.
b. Public spaces, streetscapes, and setback areas should
incorporate ornamental and shade trees, as well as other
planted materials.
c. Parking, outdoor storage, service areas, utility structures, and
other objectionable views should be buffered with plantings.
d. Use of low maintenance (native) plant materials is encouraged.
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e. Landscape connections between private and public space is
encouraged.
f. Increase storm water permeability where possible with rain
gardens.
g. Tree and shrub masses should be planted around parking areas
to improve air quality.
ii. OPDSG
a. Trees should be planted in the setback area.
b. Bare soil should be planted or mulched with bark, stone, or
other suitable materials to avoid unnecessary runoff.
c. Mature trees should be retained when possible.
d. Plant species should be suitable for the climate.
B. Buildings
1. Building Scale and Mass
i. EPTCDG
a. Goals: establish base parameters for building proportioning
both vertically and horizontally.
b. Building volume should be broken up with recesses and
projections such as porches, balconies, dormers, and bays that
are incorporated to create variety and variation.
c. Building mass should be broken up with multiple roof and
ridgelines perpendicular with one another.
d. Building mass should be reduced through facade articulation as
a method of breaking down the facade into smaller elements.
This may include trim, windows, doors, entries, overhangs, bays,
dormers, and other architectural elements.
e. Scale should be reduced by utilizing “step‐down” methods
towards the public street. Porches, entries, window‐bays or
bump‐out are effective in this regard.
ii. OPDSG
a. Structures of two‐stories or higher should have articulated
facades to minimize the appearance of mass, as well as multiple
roof lines with corresponding gables.
b. Architectural elements, such as dormers, decorative windows
and trim, porch details, decorative shutters, and wainscoting,
can reduce the appearance of bulk and mass by providing visual
interest.
2. Building Form and Facade
i. EPTCDG
a. Goals: To encourage design diversity of building components as
materials, fenestration, and form come together to establish
identity.
b. Multiple planes should be created in the building facades,
utilizing recessed and protruding trim, windows, doors, entries,
overhangs, bays, dormers, and other elements that add
articulation.
c. Unfinished, exposed building foundation visible on any exterior
facade should be limited to an area extending upward 18 inches
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from the finished grade line. Finished exterior materials shall be
applied to all other wall facade areas.
d. Living space below the main building level, such as walkout or
lookout, should not be visible from the front side of the
structure facing the public street.
e. Split entry type structures are strongly discouraged.
f. All front entries shall be part of a recess, covered porch, or
other covered entry structure, highlighting the entry with
articulation.
g. No blank facades without windows or doors are allowed.
h. Recess the garage whenever possible to draw attention away
from the garage door.
i. Window and door styles should reflect the architectural style
and materials used for the structure.
j. The head of all windows on any structure facade should align,
with variation of window heights occurring at the bottom.
k. Building entries should contain strong architectural features
(columns, pillars, cornices, transom windows, etc.) to
distinguish the entryway.
l. Large windows should include mullions between individual
window sash to encourage detailing of windows with multiple
lites or panes.
m. Flat‐panel exterior and garage doors are discouraged.
n. Sills and trim are required for exterior windows.
o. Sliding glass doors are not allowed on the front side of
residential structures.
ii. OPDSG
a. Garages should be varied in their location to minimize the
impact of a row of garage doors. Rows of garages or carports
around the perimeter of a development should be avoided.
b. Entryways to individual units should include some entry feature,
such as a portico or porch, to add visual interest.
c. Where individual units face a public street, each unit should be
designed with a walkway from the sidewalk to the front entry
feature.
d. Porch columns and railings should be constructed of high‐
quality materials.
3. Building Materials
i. EPTCDG
a. All building facades should include the use of multiple building
materials, including clear vision glass and translucent materials.
b. With the exception of windows, changes in exterior building
materials or colors should occur only at horizontal building lines
demarcating changes in floor level; at vertical building lines at
corners or recesses; or where facades are articulate with
protruding or recessed features.
c. Multiple facade colors are encouraged, so long as the palette
consists of complementary colors.
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d. Siding materials, in most cases, should emphasize horizontal
lines, while vertical siding, shakes, and shingles should be used
as accent materials only.
e. Exposed exterior building materials should be authentic natural
materials such as brick, wood, stone, cast stone, or stucco.
High‐quality simulated natural materials (such as vinyl or metal
siding) may also be acceptable.
f. Roofing materials should consist of composition shingles, wood
shakes, or clay or stone tiles. Metal used as a roofing material
must incorporate ribs or standing seams to be acceptable.
g. Prohibited materials:
• Plain, unpainted, or painted concrete block or cast‐in‐
place concrete
• Unpainted galvanized metal
• Prefabricated or “tilt‐up” concrete panels
• Corrugated metal, plastic, or fiberglass regardless of
color or finish.
• Vinyl siding
• EFIS (Exterior Insulating Finish Systems) is not
permitted, for any component, on the principle facade
of the building
h. Samples of exterior building materials should be submitted for
review.
4. Building Entries
i. EPTCDG
a. Goal: To encourage creative design that relates to human scale
events differentiated from upper level building components.
b. Units with individual exterior entries should be designed with
porches, covered recesses, or covered stoop.
c. Multi‐family structures with shared entries should utilize
architectural treatments on the entryway to call attention to or
emphasize the primary building entrance.
d. Ground level of multi‐family structures should distinguish from
upper levels to provide human‐scale elements for pedestrians
through the following techniques:
• Change in primary building materials at ground floor
level
• Additional architectural detailing, such as special brick
patterns, brick corbels, or brick quoins
• An intermediate cornice line separating building levels
• Use of awnings, trellis, arcades, or sign panels as
elements to separate building levels
• Special window details such as transom windows or
recessed heads to separate levels
e. Building entries should use design elements to promote variety
and the relationship of the building to the street, using the
following methods:
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• Special detailing in entry area doors and windows
• Architectural elements such as canopies, columns, or
cornices
• Special location such as at building corner or within a
covered recess
• Highlights based on changes in material or color
f. Primary building entries shall be visible and connected to the
street sidewalk by the most direct route practical.
g. Ground floor residences that adjoin a public street or open
space shall have direct access to the public street or open space.
h. Each building should have one or more clearly identifiable
“front doors” that address the street.
ii. OPDSG
a. Multi‐family structures should have entry features that front
onto the street, including a door and porch or stoop that relate
directly to street frontage.
b. For units with individual exterior entries, small, landscaped
private entry yards afford an attractive appearance on the
street side and allow residents to control and take pride in
these areas.
5. Lighting
i. EPTCDG
a. Building lighting should only be used to highlight certain
architectural features.
b. Lighting should be used to draw interest to architectural
features or entryway and not to exhibit or advertise buildings.
c. Architectural accent lighting is limited to indirect lighting only.
d. Bare bulb, exposed neon, or colored accent lighting is not
allowed for accentuating building form.
e. Service area lighting shall be confined within the service yard
boundaries and enclosure walls.
f. Spill‐over light from storage or service areas is not allowed.
Lights at service or exit doors shall be limited to low wattage
downcast or low cut‐off fixtures that remain on throughout the
night.
ii. OPDSG
a. Lighting should be provided in all common areas, including
parking, vehicular and pedestrian entries, walkways, and at
common facilities (mailboxes, pools, etc.).
b. Maximum height of lighting:
• Ornamental pedestrian lighting in common areas may
not exceed 12’ in height
• Parking area lighting may not exceed 14’ in height
• Pedestrian lighting, such as lighted bollards, may not
exceed 4’ in height
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c. Parking area lighting should not result in light spillover to
interior residential units or adjacent homes, and should not cast
glare on the public street.
d. Flashing or pulsating light fixtures should be avoided.
6. Building Signage
i. EPTCDG
a. Goal: Signage should identify location of residences in a way
that is unobtrusive to surrounding residential uses and well
integrated into the building and street.
b. Signs shall be compatible with the character of the surrounding
uses and architecture in terms of scale, proportion, color,
materials, and lighting levels.
c. Signs shall be consistent with the architectural style of the
building on which they are placed.
d. Signs shall be constructed of high quality, durable materials.
e. Signs shall be creative in the use of two and three‐dimensional
forms, lighting and graphic design, and use of color, patterns,
typography, and materials.
ii. OPDSG
a. Interior vehicle and pedestrian routes should be clearly marked.
b. For units with individual exterior entries, all individual units
should have addresses with letters that are 4‐8 inches high.
c. All signage should be illuminated and clearly visible after dark.
C. Parking and Service Areas
1. Parking
i. EPTCDG
a. Goal: Wherever possible, parking areas should be located within
or behind primary buildings to support the goal of pedestrian
emphasis.
b. When feasible, structured parking is encouraged beneath or
behind the primary building.
c. Parking structure entries should not be a prominent building
feature facing primary residential streets. They should be
located on secondary streets to the side or behind the building.
d. Locate parking structure mechanical equipment out of public
view.
e. Design and plan for adequate light levels for auto and
pedestrian safety, while minimizing spillover or disturbance to
residential units, adjacent properties, or public streets.
f. Incorporate landscaping where appropriate.
ii. OPDSG
a. Smaller, scattered lots will provide better access to residents
and be less visually obtrusive than a single large lot.
b. Covered parking should be located so that it does not interfere
with the front entries or access to interior common spaces.
c. Parking areas should be screened from adjacent structures with
landscaping strips. These strips should be permeable and not
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exceed 4’ in height so the parking areas can be viewed by
pedestrians for safety sake.
d. Access to underground parking from the public street should
not impede pedestrian traffic.
2. Service, Delivery, Storage Areas
i. OPDSG
a. Goal: Minimize visual impacts of service, delivery, and storage
areas from public view. Strategic placement and screening of
these areas is encouraged.
b. Locate service areas so that views from adjacent properties and
streets are minimized.
c. Utilize screening through landscaping and architectural features
to minimize visual impacts of service, delivery, and storage
areas.
d. Use signage to clearly identify service entrances to discourage
the use of main building entry for service delivery.
ii. OPDSG
a. Trash and recycling receptacles should be screened from view
through the use of trash enclosures and landscaping.
b. Trash enclosures should be made of durable material and match
the design of the primary building.
c. Trash enclosures should be located so that noise and odor do
not negatively affect nearby residents.
d. Storage areas should match the design of the primary building
and be located so that residents can access them from parking
areas.
e. Mechanical equipment should be included in the design of the
building if possible, or screened with a solid enclosure and
landscaping.
f. Exterior utility equipment should be located in low traffic areas
and screened.
g. When feasible, heating, ventilation, and air conditioning units
should be located on the north sides of buildings to shade the
units and reduce energy consumption.
III. Commercial
A. Site Development
1. Building Placement and Setback
i. Camp Phillips Business Campus Design Guidelines (CPBCDG)
a. Minimum setback from the public ROW is 30’.
b. Buildings should be located to enhance visibility and identity
while maintaining compatible relationships with adjacent
projects and street frontages.
c. Buildings should be arranged to provide convenient access to
entrances and efficient on‐site circulation for vehicles and
pedestrians.
d. The orientation of multiple buildings on one site must be clearly
coordinated.
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e. Buildings should be arranged to allow for landscaped outdoor
places for workers and visitors.
f. Shared drives/access points from the public ROW are
encouraged. Vehicular access points should be limited to
minimize traffic disruption.
ii. EPTCDG
a. Gaps and openings between buildings should be minimized in
order to maintain continuity of the pedestrian environment.
b. While some exceptions may be necessary, parking areas should
be located behind primary buildings to encourage continuity of
building uses that front streets and support pedestrian activity.
c. Building corners at primary intersections should be treated as
prominent features, incorporating architectural elements and
other treatments that support unique design and district
identity.
d. Buildings should be oriented parallel or perpendicular to the
street they front, promoting continuity of design.
2. Streetscapes
i. EPTCDG
a. Provide generous sidewalk width to invite pedestrian activity.
b. Install street trees at regular intervals to frame the street,
provide shade and consistent character along the street edge.
Tree grates can be utilized to maximize usable sidewalk space.
c. Pedestrian scaled street lighting will support district identity and
promote safety.
d. Provide site furnishings such as benches, trash receptacles, and
bicycle racks at regular intervals.
e. Pavement material should be attractive, durable, and low
maintenance.
f. Ornamental fencing may be used to separate outdoor dining
from pedestrian movement.
3. Landscaping
i. EPTCDG
a. Public spaces, streetscapes, plazas and parking areas should
incorporate ornamental and shade trees, planting beds, and
potted plants that emphasize seasonal color and change.
b. Hardy plant species should be chosen for resistance to extremes
in climate change, road salt, and disease.
c. Parking, outdoor storage, service areas, utility structures, and
other objectionable views should be buffered with plantings.
d. Where possible, encourage landscape connections between
public and private amenities and spaces.
e. Use of low maintenance (native) plant materials is encouraged.
f. Increase storm water permeability where possible by creating
rain gardens for storm infiltration.
B. Buildings
1. Building Scale and Mass
i. EPTCDG
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a. Exterior building design that leads to the overall appearance of
multiple structures, storefronts, and tenants is encouraged.
b. Building facade should not exceed 24’ or the length of the
building height without some form of facade articulation that
visually breaks the building into smaller parts.
c. Single tenant buildings may have more uniform facades, but
should still incorporate architectural design elements that break
down any building face into parts that are proportional to the
overall size of the structure.
2. Building Form and Facade
i. CPBCDG
a. Building design should employ clean and simple forms that
produce overall unity, scale, and interest.
b. Facades should reflect a coordinated design concept and be an
expression of building function, structure, and scale.
ii. EPTCDG
a. Structures located adjacent to public streets with parking in the
rear should have customer access from both sides of the
building, with the street side acting as the primary side in
respect to storefront window area.
b. Commercial/retail structures building facades should include
multiple changes in building materials, parapet heights,
fenestration, and other elements that create variety in the
building facade.
c. Primary storefronts of ground‐level retail and commercial uses
should include at least 60% of the storefront area in transparent
windows or doors. Single‐tenant, commercial uses may contain
lesser amounts of windows and doors on the primary
storefront. However, storefront window area should be
maximized surrounding the primary entrances, exits, lobbies,
and customer check‐out and pick‐up areas.
d. Buildings should be designed to fit comfortably within the scale
of the surrounding development using the following methods:
• Minimizing long expanses of wall at a single height or
single plane
• Varying floor heights to follow natural grade contours
• Providing shifts in building massing
e. Uses that include non‐pedestrian or auto‐oriented uses,
including garage entries, service bays or similar functions shall
be oriented away from the primary street frontage, placing
active, populated functions towards the street.
f. The highest level of architectural detail (fenestration,
articulation, materials, colors, etc.) should be adjacent to areas
of pedestrian activity.
3. Building Materials
i. CPBCDG
a. Exterior walls should be constructed of durable, permanent
architectural materials.
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b. Facades visible from the public R.O.W. or from neighboring
buildings may incorporate brick, stone, stucco, dryvit,
architectural block, architectural concrete, architectural metals,
wood and or glass into the design. Unfaced concrete block and
structural concrete will not be permitted without approval of
the City.
ii. EPTCDG
a. Primary building materials for non‐residential structures should
include brick, stone, cast stone, or pre‐cast concrete panels with
exposed aggregate, banding, texturing, or other similar
decorative finish treatment.
b. Accent materials may include a variety of finished architectural
metals, metal curtain wall systems, stucco, wood lap siding
and/or shakes, shingles and shakes as a roofing materials, and
fabrics for canopies or awnings.
c. Synthetic materials that adequately duplicate natural materials
may be acceptable.
d. Primary building colors should be muted earth tones.
e. Accent colors should harmonize and complement primary
colors.
f. The following building materials are prohibited:
• Reflective glass
• Unpainted galvanized metal
• Unfinished, or clear finished wood
• Unfinished “green‐treated” lumber
• Plain or unpainted concrete block or cast‐in‐place
concrete
• Painted concrete block, except on rear side of structure
or where the material is screened or visible only from a
distance
• Prefabricated or “tilt‐up” concrete panels with
standards smooth or raked finish, whether painted or
unpainted
• EFIS (Exterior Insulating Finish Systems) is not permitted
on the principle facade of the building
g. High quality, durable materials should be used in street facing
facades.
4. Roof Design and Rooftop Screening
i. CPBCDG
a. Rooflines must take on a variety of forms and arrangements.
Each design is building specific, but should include some of the
following:
• Gable, hip and other roof forms
• Horizontal planes and parapets
• Varied parapet height
• Metal, tile, shingle and shake roofing
ii. EPTCDG
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a. The design of the roof form should be an integral part of the
architecture.
b. Where commercial structures have flat roofs, any rooftop
mechanical equipment or exposed structure should be screened
from ground‐level view by the building parapet or other
acceptable screening device.
c. For larger buildings, simple flat roof or parapet profiles are
preferred as the predominant roof form.
d. Special consideration should be given to the roof area of new
buildings which can be viewed from adjacent structures that are
higher in elevation.
5. Building Entries
i. EPTCDG
a. Ground‐level of commercial buildings should provide for
human‐scale elements, including:
• Architectural detailing, such as brick corbels and quoins
• Use of awnings, trellis, or arcades
• Window details
b. Entryways should be designed with unique elements, such as
corner locations, changes in material/color, or canopies or
cornices, among others.
6. Lighting
i. CPBCDG
a. On‐site lighting includes lighting for parking areas, vehicular and
pedestrian circulation, building exteriors, service areas,
landscaping, and security.
b. All exterior on‐site lighting must be shielded and confined
within site boundaries. No direct glare is permitted to shine
onto public streets or adjacent lots.
c. Lighting styles should be complementary to the architectural
style of the building.
d. Light mounts to the roof parapet are not permitted. Wall
mounted light fixtures use to illuminate parking lots are not
permitted.
ii. EPTCDG
a. No bare bulb or exposed neon lighting shall be used to
accentuate building form or details. Colored accent lighting is
not permitted.
b. No spill‐over should occur outside the service or storage areas.
c. Lighting of architectural features should be used to provide
accent and interest, as well as identify the building entryway.
d. Lighting should not be used to advertise buildings.
7. Building Signage
i. EPTCDG
a. Signs should be complementary to the building’s architecture,
detailing, and materials.
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b. Signs should be compatible with the architectural characteristics
of the building in terms of proportion, scale, color, materials,
and lighting levels.
c. Signs should be constructed of high quality, durable materials.
C. Parking and Service Areas
1. Parking
i. CPBCDG
a. Sufficient on‐site parking must be provided to accommodate all
vehicles associated with the use of each site.
b. Designated spaces should be provided in convenient locations
for handicap, carpool, motorcycle, and bicycle parking.
c. Bicycle areas should be provided with racks and locking
capabilities.
d. Parking areas should be screened from view of public streets by
means of grading and/or landscaping.
e. Parking areas should be landscaped to provide shade canopy
and pleasant appearance.
f. Any parking beneath buildings or in parking structures must be
screened by architectural design or landscaping.
ii. EPTCDG
a. Structured parking is encouraged, and should be located behind
or beneath primary buildings when possible.
b. Shared parking supplies should be promoted in the commercial
district.
c. When possible, the entrance to parking facilities should be
located on secondary streets.
d. Parking supply should be managed to meet the needs of both
long‐term and short‐term users.
e. Parking facilities must meet the Americans with Disabilities Act
accessibility requirements.
f. Landscaping should be incorporated into parking areas and
structures.
g. Parking structure mechanical equipment should be located out
of view.
h. Design parking areas with adequate lighting for pedestrian and
auto safety, while minimizing light spill‐over onto adjacent
properties.
2. Service, Delivery, and Storage Areas
i. CPBCDG
a. Service, storage, maintenance, loading and refuse collection
areas are to be located out of view of public roadways and
buildings on adjacent sites, or screened by dense landscaping
and/or architectural features.
b. Service areas may not extend into required setback zones.
c. Service areas should be located so that vehicles have clear and
convenient access and do not disrupt pedestrian and auto
circulation.
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d. Outdoor storage areas and loading areas should be hard surface
and dust free.
e. Outdoor storage yards for materials, supplies, merchandise or
equipment shall be screened from public view behind a visual
barrier for the purpose of screening.
f. Delivery, loading and service areas shall be readily identifiable
to the first time user.
ii. EPTCDG
a. Locate loading docks and service areas so that views from
adjacent properties, streets, open spaces and pathways are
minimized.
b. Utilize landscaping and architectural screening devices to
minimize visual impacts of service and storage areas when
possible.
c. Use signage to clearly identify service entrances.